harmony specific plan

Draft Specific plan August 2015 | City of Highland, California

Draft Specific plan August 2015 | City of Highland, California

Prepared for:

City of Highland27215 Base LineHighland, CA 92346(909) 864-8732

City CouncilLarry McCallon, MayorPenny Lilburn, Mayor Pro TemSam RacadioJody ScottJohn P. Timmer

Planning CommissionRandall HamerlyTrang HuynhJohn GamboaMarc Shaw Milton Sparks

Community Trails CommitteeBrent MeridethMichael HaynesJulio SilvaMark Lyons

City ManagerJoseph A. Hughes

Community Development Director Lawrence Mainez

City Staff Ernest Wong, Public Works Director/City Engineer Kim Stater, Assistant Community Development Director

Submitted by:

County of Orange300 N. Flower StreetSanta Ana, CA 92703(714) 667-9673Contact: James Campbell

LCD Greenspot, LLC1156 N. Mountain Avenue Upland, CA 91786(909) 946-7513Contact: Patrick Loy

Prepared by:

PlaceWorks3 MacArthur Place Suite 1100Santa Ana, CA 92707(714) 966-9220Contact: Karen Gulley

in association with:

Converse Consultants DRC, Inc. Hunt Research CorporationJCJ AssociatesJoanna Futerman, Inc.LSA Associates, Inc. RBF Consulting, a Baker company William Hezmalhalch Architects, Inc. Vandermost Consulting

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Table of Contents

August 2015

Chapter 1: Executive Summary

1.1 Overview 1-1

1.2 Purpose of the Specific Plan 1-1

1.3 Community Vision 1-2

1.4 Land Use 1-13

1.5 Governing Documents 1-15

1.6 Action Expectations 1-15

1.7 Specific Plan Components 1-16

Chapter 2: Introduction

2.1 Specific Plan Overview 2-1

2.2 Project Setting 2-1

2.3 Project History 2-2

2.4 Specific Plan Purpose 2-4

2.5 Specific Plan Goals and Objectives 2-4

2.6 Specific Plan Summary 2-13

2.7 Authority And Requirements of the Specific Plan 2-16

2.8 Development Approval Components 2-17

2.9 Relationship of the Specific Plan to the City of Highland’s General Plan 2-18

2.10 CEQA Compliance 2-18

2.11 Severability 2-18

Chapter 3: Site History

3.1 Site History 3-1

3.2 Property Ownerships 3-1

3.3 Surrounding Land Use 3-1

3.4 Physical Site Features 3-2

3.5 Existing Circulation and Infrastructure 3-11

3.6 Schools 3-12

Chapter 4: Community Plan

4.1 Introduction 4-1

4.2 Community Design 4-1

4.3 Community Elements 4-2

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Chapter 5: Infrastructure – Public Facilities and Services

5.1 Domestic Water 5-1

5.2 Sewer 5-2

5.3 Recycled Water 5-2

5.4 Drainage 5-3

5.5 Water Quality 5-4

5.6 Grading 5-5

5.7 Community Facilities 5-6

Chapter 6: Circulation

6.1 Circulation Concept 6-1

6.2 Master Circulation Plan 6-2

6.3 Sidewalk Paths and Trails 6-13

6.4 Conceptual Neighborhood Commercial Access 6-16

6.5 Public Transit 6-16

Chapter 7: Residential Design Guidelines


7.2 Community Recreation and Common Facilities 7-2

7.3 Neighborhood Planning Design Guidelines 7-3

7.4 Architectural Design Guidelines Single-Family Detached 7-7

7.5 Architectural Design Guidelines-Multifamily Attached 7-11

Chapter 8: Neighborhood Commercial Design Guidelines

8.1 Guidelines for Neighborhood Commercial Areas 8-1

8.2 Landscaping 8-4

8.3 Signage 8-5

8.4 Bus Shelters 8-7

8.5 Walls and Fences 8-7

8.6 Lighting 8-8

Chapter 9: Landscape Design Guidelines, Parks, and Amenities

9.1 Community Design Guidelines 9-1

9.2 Landscape Districts 9-3

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9.3 Streetscape Design 9-11

9.4 Neighborhood Entries and Monumentation 9-27

9.5 Neighborhood Landscape Design 9-41

9.6 Natural Open Space 9-43

9.7 Community Greenway System 9-44

9.8 Park Systems 9-44

9.9 View Preservation and Enhancement 9-52

9.10 Agricultural Landscape Concepts 9-53

9.11 Lighting, Walls, and Site Furnishing 9-55

9.12 Fire Protection Plan 9-58

9.13 Master Plant Palette 9-58

Chapter 10: Development Regulations


10.2 Definition of Terms 10-1

10.3 General Provisions 10-3

10.4 Sustainable Design 10-4

10.5 Residential Standards 10-11

10.6 Commercial Standards 10-22

10.7 Open Space Standards 10-26

Chapter 11: Implementation

11.1 Overview 11-1

11.2 Interpretation 11-1

11.3 Severability 11-1

11.4 Specific Plan as Zoning 11-1

11.5 Development Agreement 11-1

11.6 Implementation of Development Regulations 11-1

11.7 Implementation of Design Guidelines 11-2

11.8 Development Review and Approval Process 11-2

11.9 Model Home Complex Permit 11-2

11.10 Transfer of Residential Dwelling Units 11-3

11.11 Adjustments to a Planning Area 11-3

11.12 Minor modifications and Specific Plan Amendments 11-3

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11.13 Appeals 11-4

11.14 CEQA 11-4

11.15 Project Financing 11-4

11.16 Project Phasing 11-5

11.17 Maintenance 11-5

11.18 Conformity Review 11-6

Chapter 12: Relationship to the General Plan

Appendix A: Architectural Style Sheets

Appendix B: Harmony Specific Plan Development Agreement

Tables

Table 2.1 Land Use Acreage Summary 2-13

Table 4.1 Comprehensive Land Use Summary 4-3

Table 4.2 Planning Area Details 4-11

Table 5.1 Water Pressure Zones at Buildout 5-1

Table 6.1 Trail Standards 6-12

Table 9.1 General Tiered Landscaping Requirements 9-3

Table 9.2A Landscape District plant Palette (Citrus) 9-4

Table 9.2B Landscape District plant Palette (Walnut) 9-5

Table 9.2C Landscape District plant Palette (Apple) 9-6

Table 9.3 Agriculture management 9-53

Table 9.4 Agriculture standards 9-53

Table 9.5 Master Plant Palette 9-59

Table 10.1 Residential Sustainable Design Standards 10-5

Table 10.2 Nonresidential Sustainable Design Standards 10- 8

Table 10.3 Residential Development Standards 10- 12

Table 10.4 Residential Permitted and Conditional Uses 10- 19

Table 10.5 Neighborhood Commercial Development Standards 10- 22

Table 10.6 Neighborhood Commercial Permitted and Conditional Uses 10- 23

Table 10.7 Open Space and Park Permitted and Conditional Uses 10- 26

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Exhibits

Exhibit 1-1 Regional Location Map 1-9

Exhibit 1-2 Vicinity Map 1-11

Exhibit 3-1 Existing Land Uses 3-3

Exhibit 3-2 Surrounding Land Uses 3-5

Exhibit 3-3 Existing Site Topography 3-7

Exhibit 3-4 Site Opportunities and Constraints 3-9

Exhibit 4-1 Community Plan 4-9

Exhibit 5-1 Water Pressure Zones 5-7

Exhibit 5-2 Water Master Plan 5-9

Exhibit 5-3 Sewer Master Plan 5-11

Exhibit 5-4 Recycled Water Master Plan 5-13

Exhibit 5-5 Tributary Areas 5-15

Exhibit 5-6 Drainage Master Plan 5-17

Exhibit 5-7 Grading Concept 5-19

Exhibit 6-1 Street Sections Key Map 6-5

Exhibit 6-2 Street Typologies 6-7

Exhibit 6-3 Trails and Public Transportation 6-17

Exhibit 9-1 Landscape Districts 9-7

Exhibit 9-2 Conceptual Landscape Illustrative 9-9

Exhibit 9-3 Streetscape Design (Section A) 9-13

Exhibit 9-4 Entries and Monumentation 9-29

Exhibit 9-5 Conceptual Primary Entry Monumentation 9-31

Exhibit 9-6A Conceptual Secondary Entry Monumentation (Citrus District) 9-33

Exhibit 9-6B Conceptual Secondary Entry Monumentation (Walnut District) 9-35

Exhibit 9-6C Conceptual Secondary Entry Monumentation (Apple District) 9-37

Exhibit 9-7 Conceptual Corner Entry Monumentation 9-39

Exhibit 9-8 Master Plan of Parks, Trails, and Open Space 9-47

Exhibit 9-9 Conceptual Community Park Design—PA 44 9-49

Exhibit 9-10 Conceptual Community Park Design—PA 19B 9-50

Exhibit 9-11 Conceptual Neighborhood Park Design—PA 47 9-51

Exhibit 10-1 Anticipated Residential Product Types 10-15

Exhibit 11-1 Conceptual Phasing 11-7

ExECuTIvE SummARyChapter 1

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Executive Summary - Chapter 1

August 2015

1.1 OverviewThe Harmony Specific Plan is a comprehensive plan for the development of approximately 1,650 acres in the City of Highland. The Harmony Specific Plan area is north of the Mill Creek Wash, south and west of the San Bernardino National Forest, and east of Greenspot Road. The regional and local context of Harmony is illustrated on Exhibit 1-1, “Regional Location Map”, and Exhibit 1-2, “Vicinity Map.”

The Harmony Specific Plan provides for development of a new community of traditional residential neighborhoods combined with parks and recreation areas, neighborhood gathering places, neighborhood commercial services, and community facilities within an open space setting.

1.2 purpOSe Of the Specific plan

The Harmony Specific Plan establishes the regulations and guidelines that will govern development of Harmony. The Specific Plan implements the City of Highland’s General Plan goals and policies established for the Specific Plan area and establishes the zoning regulations for the community. Where the regulations of the Specific Plan vary from Title 16 Land Use and Development of the Highland Municipal Code (Highland Municipal Code) regulations for the Seven Oaks Policy area, the provisions of the Harmony Specific Plan shall prevail.

The Harmony Specific Plan serves as the foundation for the City of Highland General Plan Amendment revising the Land Use and Circulation Elements and establishes new General Plan policies to govern development of the Specific Plan area. The Harmony Specific Plan, adopted by ordinance, changes the zoning district for the Specific Plan area from Planned Development to Harmony Specific Plan (SPR-011-001) thereby establishing the Harmony Specific Plan as the zoning regulations for the Specific Plan area.

“To seek the timeless way we must first know the quality without a name. There is a central quality which is the root criterion of life and spirit in a man, a town, a building, or a wilderness. This quality is objective and

precise, but it cannot be named.”

—Christopher Alexander (architect) A Timeless Way of Building

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Chapter 1 - Executive Summary

August 2015

1.3 cOmmunity viSiOnHarmony is nestled into the foothills of the San Bernardino National Forest, a unique setting where the grandeur of the mountains, depth of the canyons, and the vastness of the river corridor can be celebrated. The vision for the community is to knit together in harmony this one-of-kind natural setting with an agrarian landscape, restoration and stewardship of the land, and a community lifestyle that embraces healthy living and lifelong learning. The detailed elements of this vision and their application in the community are described on the following pages.

1.3.1 mountain Setting

The community occupies only a narrow piece of the San Bernardino foothills’ dramatic landscape and is intrinsically connected to the beauty and natural wonders it affords through scenic views and extensive trail networks.

In the foothills, multiuse paths lure Harmony residents of all ages to explore the chaparral with its powerfully scented sage. Narrow hiking trails offer routes along canyons and ridges into the rich San Gorgonio wilderness, which towers above Harmony. In this forested area, hikers experience the peace and drama of the mountains through the scent of pines and vegetation emerging from their winter hibernation.

Design features:

1. Native riparian plantings, including oaks and sycamores

2. Terraces allow for views to the river corridor below and the snow-capped peaks above

3. Fire Protection Zone includes trail right-of-way and fire-resistant plantings, creating a buffer between the community and the mountains

4. Restorative foothill and chaparral plantings

5. Preserved mountain ecosystem of pines and diverse understory

6. Access to backpacking, camping, rock-climbing, fishing, wildlife viewing, and nature centers in the San Bernardino National Forest

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1.3.2 Highland Beach

Mill Creek is a major drainage feature flowing at the base of the Harmony site. Roughly braided and boulder bound, the wash—commonly referred to as “Highland Beach”—is a site to behold from the homes and parks of Harmony and adjacent residential communities. As a living path from the mountains to the distant ocean, the creek connects the community to the natural processes that define its landscape and the daily lives of the inhabitants. While resting along the edges of Highland Beach, Harmony residents can witness lizards do push-ups in the sun, snow melt transforming the San Bernardino National Forest into a fertile oasis, and the sunset transforming gray rock to magnificent orange.

The Lower Loop Road and trails allow for constant views and public access where there is none across the wide expanse of the wash. Moving across this expanse, cooling breezes and the sounds of the creek permeate the air. Shaded trails and interpretive features will provide users with an immediate connection to the habitat, its native plants, birds, and fauna. The parkway provides a wide spectrum of experiences, from active and passive recreation, to riparian habitat shade and riparian-oriented respite areas.

Design features:

1. Active and passive recreation opportunities

2. Connections from adjacent roads and drainages that emphasize site-appropriate design for onsite treatment and biofiltration of runoff

3. Framed views from Lower Loop Road and along the trail network

4. Facilitate public access to open space through an interconnected system of multipurpose trails

5. Celebrate and communicate history of the land

6. Education about the natural and man-made environment

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1.3.3 Environmental Education

Learning is part of life at Harmony, and there is always more to learn as the crops and children grow. The focal points for education at Harmony include a site for a community-serving elementary school and nature and agriculture education and interpretation. Borrowing from the principles of the Reggio Emilia approach for early childhood education, the learning opportunities at Harmony emphasize the following:

• Learning through experiences of touching hearing, seeing, moving, and listening

• Self-directed learning

• Opportunities to explore

• Relationships with others in the community and with material items in the world

• Environmental education programs at the school library

In concert with the passive recreation trails, educational and interpretive stations are sited to capture the interest of users and promote an understanding and stewardship of the land. Nature education facilities include the Woolly Star set aside area and a series of interpretive signs along the length of the trail network.

Design features:

1. Interpretive trail network along parkway trails, emphasizing riparian habitat and the ecology of Mill Creek and the Santa Ana River

2. Harmony Elementary School site at the heart of the community

3. Interpretive signage stations in parks and along Upper Loop Road

4. Rest stop/station at northwest corner of property captures views of both Seven Oaks Dam and valley below

5. Extended programs at The Harmony Parkhouse

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1.3.4 Environmental Stewardship

Acting as an environmental steward is a guiding principle of design for Harmony, with innovative water conservation and recycling programs planned for construction throughout the community to protect this important natural resource. Harmony aspires to “complete the water circle” by using the same water as many times as possible. In concept, this means designing a water system that ensures the efficient and effective use of water throughout the community. In practice, it means physically linking water delivery, treatment, landscape irrigation, and recharge into one integrated system using the most advanced water conservation technologies and techniques. Harmony is at the forefront of this approach to water resource planning and serves as an example to other local and regional communities looking to pursue similar sustainable strategies.

Design features:

1. Develop and/or refurbish wells

2. New water treatment, storage, and distribution system woven into the Harmony land use

3. Where possible, use recycled water for irrigation of slopes, parks, orchards, open space, and stream renovation

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1.3.5 Health and Wellness

Scenic pathways, playfields, and other recreational amenities make healthy living an irresistible choice for residents. Harmony provides a range of recreation and wellness opportunities that are fun, easy to access, and appealing to both those who like to recreate as individuals and those who like to recreate in groups. For instance, sports and recreation facilities in the Community Park along the Lower Loop Road and neighborhood-serving pocket parks and playgrounds create attractive space for active recreation, and the trails that connect these active areas create a venue for both peaceful and interesting strolls and jogs.

By providing outdoor-oriented learning opportunities, Harmony helps address the phenomenon of “Nature Deficit Disorder” described by author Richard Louv in Last Child in the Woods. The term refers to the behavioral and emotional issues caused by a lack of familiarity and connection to Nature and the out-of-doors. From meditation and reflection along the river parkway to countless exercise opportunities along the miles of trails, the design supports community health and fitness at all levels and ages.

Design features:

1. A community park that integrates youth and adult recreation fields with other complementary active recreation amenities

2. Neighborhood-serving pocket parks providing relaxation and recreation for multiple generations

3. An extensive trail network weaves through the property, connecting to the mountains to the north, and along Highland Beach to the south

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1.3.6 A Place to Grow

A variety of living environments will be created within the community, clustered in smaller villages or neighborhoods. A wide range of home types will be built to suit housing needs at all stages of life. Harmony is a place for first-time home buyers, move-up buyers, families with children, empty-nesters, and singles. The community carefully integrates community support facilities, education, recreation, and places for gathering and social activities.

Design features:

1. Family housing is encouraged near the elementary school and adjacent to parks

2. Neighborhoods are connected with multipurpose trails and sidewalk paths, enabling residents to enjoy walking and bicycling throughout the community

3. A Master HOA will organize activities and community meetings, as well as maintain a community website to keep residents informed of upcoming events and programs

4. Residential neighborhoods will be designed to be easily accessible to parks, and housing will be oriented to the outstanding views

5. Encourage multi-generational living

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1.3.7 Sustainable Design

The longevity and success of a community is not only based on a strong community structure and development program, it is also based on how a community evolves and sustains itself over time.

Sustainability is generally defined as a community’s ability to meet the needs of the present without compromising the ability of future generations to meet their own needs. Through careful, thoughtful planning and design, Harmony is infused with sustainable design practices at all levels. The community design of Harmony focuses on the creation of a sustainable community with walkability and resource conservation as primary development objectives. Key design features are listed below; please see Chapter 10, Development Regulations, for a complete list of Harmony’s sustainable design strategies.

Design features:

1. Residential neighborhoods sited to maximize open space and to preserve sensitive habitat areas, ridges, canyons, and wildlife corridors

2. The opportunity for development of residential units designed with living areas on the second floor and home office areas on the first floor

3. Equip residential development with appropriate wiring for Internet access for residents to shop and work online, reducing vehicle trips

4. The use of climate-appropriate plant materials and noninvasive ornamental landscape materials utilized as the primary plant materials for public open space and trails

5. Strategically planted canopy trees that provide shade and naturally cool public areas

6. The use of recycled (non-potable) water to irrigate public parks, neighborhood edges, agriculture areas, and other common landscape areas

7. Sustainable development practices consistent with the 2010 California Green Building Code

8. Reduced automobile trips through the construction of alternative modes of travel including an extensive network of biking trails and walkways connecting residential areas, schools, parks, open space, and commercial services, reducing reliance on the automobile for access to these facilities

9. Use (or reuse) of site materials such as rocks and wood where possible

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exhibit 1-1 regiOnal lOcatiOn map

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exhibit 1-2 vicinity map

harmOny

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1.4 lanD uSeLand uses are arranged in keeping with the guiding principles of design as well as the geographical features and environmental character of the Specific Plan area as follows:

• A human scale of development is planned as being oriented to pedestrian activities, with connectivity provided within the community through a comprehensive network of green streets, sidewalk paths, and multipurpose trails

• Provision of a full array of housing types addressing a variety of economic segments of the market

• A design of residential neighborhoods oriented to parks and open space creating an outdoor experience and active and passive recreational opportunities for its residents

• Residential neighborhoods designed within easy walking distance to parks and open space

1.4.1 Streets and Bikeways

Collector and local streets form the circulation system for the community, providing a safe and efficient movement of vehicles through the community as well as a backbone for a comprehensive system of multipurpose pathways. The street system of Harmony incorporates the following features:

• Local streets designed to slow vehicular traffic utilizing adjacencies to open space, landscaped areas, and narrowed yet safe intersections to influence a driver’s peripheral vision and encourage drivers to proceed more slowly

• A system of bikeways integrated into the design of the community to encourage bicycle travel as an alternative to the automobile

“For every site there is an ideal use. For every use there is an ideal site.”

—John O. Simonds, landscape architect

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1.4.3 Commercial Architecture and Site Planning

Harmony features a neighborhood commercial site for small commercial uses. In addition, some residentially designated areas of Harmony are designated with a neighborhood commercial overlay, allowing them the flexibility to develop as either their underlying residential land use or as neighborhood commercial, based on market conditions.

• Neighborhood commercial located along major vehicular roadways, providing easy vehicular access from streets surrounding the community and reducing cut-through trips

• Commercial buildings are oriented to the street wherever possible to create an urban edge and sense of arrival

1.4.2 Residential Architecture and Site Planning

Harmony incorporates architecture reminiscent of the project area’s ranching history combined with comprehensive site planning that works with the natural environment to produce a community of aesthetic and functional harmony, provides a sense of place for residents, and retains environmentally sensitive areas through the following:

• Residential neighborhoods designed with varied housing types and architectural styles and elements within each neighborhood

• Green streets linked with natural drainage features and distinct landscaping in a manner friendly to pedestrians while being accessible to bicycles and automobiles

• A circulation system that connects neighborhoods to parks, open space, public uses, commercial uses, and recreational areas for residents to either walk, bike, or drive to

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1.5 gOverning DOcumentSDevelopment of Harmony will be governed by the following:

1. The City of Highland General Plan, as amended, which establishes policies governing land use, circulation, housing, public services and facilities, conservation and open space, public health and safety, noise, economic development, community design, and airport elements

2. The Harmony Specific Plan, which includes a land use plan, infrastructure plan, development regulations, design guidelines, and implementation procedures, and which establishes the General Plan policies for the Specific Plan area

3. The Highland Municipal Code, as amended, which governs development within the Specific Plan area in instances where the Specific Plan is silent on development standards and regulations

4. The City of Highland Municipal Code, as amended, regulating the subdivision of land within the Specific Plan area

5. Covenants, Conditions, and Restrictions (CC&Rs) to be established by the developer of Harmony as a private contract binding property owners with specific restrictions on the use of their property, and establishing a homeowners association (HOA) as a means of governance, revenue collection, and management of HOA functions

6. The Harmony Specific Plan Development Agreement, which will incorporate the phasing of the Specific Plan and provide for the financing of infrastructure. The Development Agreement will be forwarded to City Council for approval along with the Harmony Specific Plan

1.6 actiOn expectatiOnS Numerous statements occur in this plan in the form of policies, standards, and guidelines that define action expectations to successfully implement the plan. The following terms clarify the level of commitment intended in the plan and reflect the expectation or desired outcome. The application of each term to a particular policy or action is a deliberate application of these definitions.

Shall. This type of policy will always be followed. Shall represents an absolute commitment to the guidance expressed in the policy. (Similar action words: require, enforce, must, ensure)

May. This type of policy will be followed in most cases, and exceptions or degrees of implementation are acceptable with valid reasons. (Similar action words: should)

Encourage. This type of policy is voluntary and is not required to be followed. (Similar action words: promote, support)

Allow. Permit someone else’s initiative and support it unless there is a very good reason not to. (Similar action words: control, limit, contain)

Restrict. This type of policy sets specific limits within which action and/or implementation will occur. (Similar action words: control, limit, contain)

Prohibit. This type of policy requires steps to actively prevent a specified condition or decision from occurring. (Similar action words: forbid, ban)

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1.7 Specific plan cOmpOnentSThe Harmony Specific Plan is organized into the following chapters in addition to Chapter 1, Executive Summary.

Chapter 2 - IntroductionThe Introduction acquaints the reader with:

• Specific Plan goals, policies, and objectives

• The project setting

• A general description of the project proposal

• The relationship of the Specific Plan to the City of Highland General Plan and Zoning Code

• A description of the General Plan Amendments necessary to implement the project

Chapter 3 - Existing ConditionsThe physical setting for Harmony is described in this chapter, which outlines the existing physical conditions on and around the Specific Plan area.

Chapter 4 - Community PlanThis chapter describes the land use planning areas and the types, density, and intensity of uses within each planning area.

Chapter 5 - Infrastructure and ServicesThis chapter provides conceptual plans and information on the community’s backbone water, sewer, and storm drain systems, the grading concept for the development of the project, and a discussion of public facilities provided and public utilities needed to serve the community.

Chapter 6 - CirculationThis chapter provides conceptual plans and information on the community’s circulation system, including trails and public transit.

Chapter 7 - Residential Design GuidelinesThe Harmony Residential Design Guidelines are intended to direct the site planning and architectural quality of the development, and include:

• Community recreation and common facilities

• Single-family detached, enclave, single-family attached, and multifamily homes

Chapter 8 - Commercial Design GuidelinesThe Harmony Commercial Design Guidelines are intended to direct the site planning, landscape, and architectural quality of commercial, mixed-use and other non-residential development.

Chapter 9 - Landscape Design Guidelines, Parks, and Amenities

The Harmony Landscape Design Guidelines contained in this chapter are intended to direct the quality of the community landscape. Park types and design recommendations are also included in this chapter, along with details regarding design amenities such as entry monumentation, walls and fences, site furniture, and signage.

Chapter 10 - Development RegulationsRegulations contained in this chapter will establish permitted and conditionally permitted uses for the community and the standards regulating the development of land uses within the Specific Plan area. The relationship of the Harmony Specific Plan development regulations to the Highland Municipal Code is also provided. This chapter also contains Harmony’s commitment to sustainable design features for both residential and nonresidential development.

Chapter 11 - ImplementationThe Implementation chapter presents:

• The policies and procedures for the review and approval of specific development proposals within the Harmony Specific Plan by the City of Highland

• The methods and procedures for interpreting and amending the Specific Plan as necessary

• A summary of public project financing and project maintenance responsibilities for new development within the Specific Plan area

Chapter 12 - General Plan ConsistencyThis chapter includes a discussion describing the relationship of the Harmony Specific Plan to the Goals of the City of Highland General Plan.

INTRoDuCTIoNChapter 2

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Introduction - Chapter 2

August 2015

2.1 Specific plan OverviewTo design with nature is to create healthy relationships between human and natural communities. At Harmony, this is realized through the preservation of sensitive habitats and mountain environments, restoration of a disturbed landscape, and the integration of natural functions—such as stormwater infiltration—into the built environment. It is also realized through the wealth of opportunities for interaction with the landscape: the majestic backdrop of the San Bernardino Mountains, the peacefulness of the river corridors, the profundity of the canyons, and the rich bounty of local croplands. Harmony’s wide range of open and green spaces provide endless opportunities for recreation, reflection, learning, and community interaction.

The Harmony Specific Plan is an approximately 1,650-acre area in the southeastern most part of the City of Highland, San Bernardino County, California, at the base of the San Bernardino National Forest. During the second half of the 1990s the property played a significant role in the construction of the 550-foot-high Seven Oaks Dam. From 1994 to 1999, approximately six million cubic yards of impervious material needed for construction of the earthen dam were removed or “scraped” from the property and hauled to the Seven Oaks Dam site via a conveyor system. Following completion of the dam, the removal of materials at the site was discontinued and the property was left vacant and undeveloped, as it remains today.

The City of Highland annexed the project area in 2000 and later designated it Planned Development in its General Plan. In applying the Planned Development designation to the newly annexed area, the City of Highland made clear its intention for the property to develop into a high-quality master-planned project, with a greater level of community amenities and cohesiveness, superior design, and a more desirable living environment than could be achieved through conventional subdivision design and requirements.

The Harmony Specific Plan is a comprehensive plan for the development of a new 21st-century community combining environmental stewardship of the natural features within and around the Specific Plan area with development of traditional residential neighborhoods designed at a human scale and located within walking and biking distance to preserved open space, recreation areas, schools, and social gathering places.

The creation of a sustainably designed, planned community is a fundamental objective for the Harmony Specific Plan. State of the art water reclamation and groundwater recharge technology for water reuse is planned to supplement the water needs of the community, thereby completing the water cycle. A neighborhood commercial center, school, parks and open space are within walking or biking distance to residences through a comprehensive network of pedestrian and bicycle trails connecting the community and offering an alternate means of travel to the automobile.

The Harmony Specific Plan serves as a mechanism to ensure that the development of the new community is accomplished in a cohesive manner and that the community is served by adequate infrastructure, open space, parks, and public facilities. The adoption of the Harmony Specific Plan by ordinance establishes the zoning districts of the Harmony Specific Plan area the zoning regulations governing development of the Specific Plan area.

2.2 prOject SettingThe Harmony Specific Plan encompasses approximately 1,650 acres of vacant land with some fallow, remnant orange groves. The site is bounded by national forest land to the north and a small, very low-density residential area to the northeast. The Mill Creek wash forms the southern boundary. Emerald Avenue and a portion of Tres Lagos Street are the boundaries for the southwestern portion of the subject property, and the Santa Ana Riverwash forms the boundary to the west and northwest. Citrus groves and a rural estate residential neighborhood are to the southwest of the project site, within the City of Redlands’ sphere of influence. It is located approximately 6 miles east of the 210 freeway, 4.5 miles north of the 10 freeway and just north of SR 38. The property has limited access from Greenspot Road and Newport Avenue.

“If you have built castles in the air, your work need not be lost; that is where they should be.

Now put foundations under them.”

—Henry David Thoreau

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Chapter 2 - Introduction

August 2015

2.3 prOject hiStOryThe Harmony Specific Plan area has been privately owned since the 1880s and corporately owned since the 1930s. During these years, the property was considered agricultural and associated with at least three relatively large “ranches” devoted to citrus and fruit growing—Featherstone Ranch, Brown Ranch, and Roberts Ranch. While no standing structures from this part of the project’s past remain, foundations, roads, irrigation systems, and wells attest to the project area’s past activities.

Featherstone Ranch was used for some citrus growing, but was better known for growing cherries and peaches. Some of the previously planted orchards remain, but all trees east of Emerald Avenue have been removed. The Featherstone property was eventually sold to Western Fruit Growers.

The Roberts Ranch was established prior to 1895 by William Roberts when he and his neighbor to the east invested in developing an irrigation system. Roberts maintained ownership of the property until 1907 when it was sold to the Mentone Heights Orange Company. This property was eventually consolidated with property to the west and known as the “Sunrise Ranch,” owned by the Redlands Heights Orange Company and/or the East Highlands Orange Company.

The Brown Ranch was established by Mary A. Brown in the 1880s. The Brown property consisted of approximately 940 acres and was mostly unimproved while under the ownership of the Brown family. Subsequent owners (Mentone Groves, Mentone Heights Orange Company, and/or East Highland Heights Orange County) are credited with the large-scale development of the citrus orchards and infrastructure that carried the economy of the area between the 1910s and 1950s (and later). Brown Ranch is

reported to represent one of the earliest ranches along the lower Mill Creek drainage.

Following the sales of the Featherstone, Roberts, and Brown properties (along with some smaller holdings) to larger agricultural businesses, the majority of the project area was subjected to improvements that included the removal of noncitrus trees, expansion of the citrus groves, the replacement and/or expansion of the irrigation systems, the alteration and reuse of earlier ranch facilities, and the development of additional support facilities to manage the orchards. These businesses—whether referenced as the Western Fruit Company, Mentone Heights Orange Company, Redlands Heights Orange Company East Highlands Orange Company or, collectively, as Sunrise Ranch—were also specifically credited with the development of the expansive standpipe irrigation system.

In general, the area was known in the post-1930s period as the Sunrise Ranch. During the active period of the Sunrise Ranch operations (ca. late 1920s through 1960s), the residential complexes associated with both the Featherstone and Roberts ranches were occupied and used as support facilities. Following the prime of Sunrise Ranch’s agricultural production activities, most of the site and its farming features were destroyed by fire, neglect, and abandonment.

In concert with the rise and fall of its agricultural operations, the project area also played an important role in water delivery to the region. The development of water facilities in the vicinity of the Santa Ana River and Mill Creek date back to the early 1800s and the construction of the Mill Creek Zanja, just outside of the project area’s boundaries. Within the project area there is evidence of three historic water delivery facilities: the Santa Ana River Highline Canal/Aqueduct (1892), the Sunnyside Ditch (1878), and the Redlands Canal. Most significantly, the

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Santa Ana River Highland Canal was designed to provide Santa Ana River water to Moreno Valley, Crafton, and the Greenspot area. In 1910 a flood on the Santa Ana River forced the abandonment of the Greenspot Pipeline, which was subsequently rebuilt along a new alignment and renamed the Bear Valley Highline.

On December 14, 1989, the U.S. Army Corps of Engineers and the Orange, Riverside, and San Bernardino County Flood Control Districts (Local Sponsors) entered into a local cooperation Agreement (LCA) defining the responsibility and cost-sharing for each feature of the “Santa Ana River Mainstem Project”. The Local Sponsors were to acquire all lands, easements, rights-of-way, and relocations required to make way for construction of the Santa Ana Mainstem Project, and the Corps of Engineers would construct the improvements. The three flood control districts agreed that cost sharing should be proportionate to flood control benefits, with the following allocation for the Seven Oaks Dam: Orange 87.7%, San Bernardino 7.03%, and Riverside 5.27%.

The Local Sponsors acquired approximately 1,650 acres near the construction site of the Seven Oaks Dam in unincorporated San Bernardino County. This property, often referred to as “Greenspot” or “Sunrise Ranch,” was acquired for the impervious material needed for the construction of the earthen dam. Since the land was entitled as two separate residential developments at the time, the acquisition costs were high.

To simplify acquisition and disposition, title was held by the San Bernardino County Flood Control District during construction, and transferred to the Orange County Flood Control District upon completion of the Dam. Along with ownership of the property came majority ownership in the Tres Lagos Mutual Water Company, a small water company with a well, one storage tank, and water lines on the property. The minority ownership of Tres Lagos consists of five property owners to the south of the property who receive water from the well.

Construction of the 550-foot-high Seven Oaks Dam began in May of 1994 and was completed in November of 1999. Approximately six million cubic yards of material was excavated from the property and conveyed to the construction site. The excavated area of the property is known as the borrow site. Upon completion of the dam the borrow site property was transferred to the County of Orange, and in 2000 the City of Highland annexed the property.

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2.4 Specific plan purpOSeThe City of Highland General Plan designates the Specific Plan area for Planned Development. Per the City’s General Plan, development within areas designated Planned Development are to be processed through the use of a specific plan pursuant to Government Code Section 65450, a planned unit development, a conditional use permit, or a similar device. The City of Highland, in coordination with the County of Orange, has determined that a specific plan should be prepared for Harmony to ensure that the General Plan’s goals and policies related to the comprehensive master planning of this property are implemented. This includes providing appropriate growth and comprehensive planning of new residential, neighborhood commercial, open space, and recreational land uses accompanied by adequate infrastructure and public facilities compatible with existing agriculture and residential land uses.

The approved Harmony Specific Plan will serve as the implementation tool for the General Plan and will amend the City of Highland’s Zoning Code and Map to designate the property within the project boundaries as “Harmony Specific Plan (SPR-011-001)”. The vision for the Harmony Specific Plan is achieved through the implementation of unique goals and objectives established for the Specific Plan.

2.5 Specific plan gOalS anD ObjectiveS

Eight (8) goals have been identified for the Harmony Specific Plan. These goals, along with objectives and policies are explored in detail over the follow pages in Subsections 2.5.1 through 2.5.8.

2.5.1 Create a livable environment

2.5.2 Develop a land use plan responding to the unique environmental conditions of the area

2.5.3 Provide for a range of housing to meet the needs of a variety of economic segments

2.5.4 Create traditional residential neighborhoods

2.5.5 Meet residential needs for commercial, public facilities and other services

2.5.6 Plan for a circulation system serving motorists, bicyclists, and pedestrians (referred to as “complete streets”)

2.5.7 Create a strong community identity for Harmony

2.5.8 Incorporate sustainable features into all aspects of the community

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2.5.1 Goal: Create a livable environment

objective

Implement a land plan for a livable community incorporating a balance of land uses adequately served by public facilities, a variety of transportation alternatives, infrastructure, and utilities, parks, and open space. A livable community should include features such as:

• Preservation and enhancement of natural features

• Facilitation of alternate means of mobility such as biking and walking

• Opportunities for informal neighborhood interaction

• Diverse architectural design of a high quality.

• Connectivity among neighborhoods

• Diversity and choice of housing types and opportunities for a variety of lifestyles and economic segments of the marketplace

• Commercial and service retail opportunities connected to residential areas through a network of bicycle and pedestrian trails

• A school site within walking distance of residences

• Passive and active recreational opportunities located throughout the community

Policies

1. Provide a balance of compatible and complementary residential, recreational, and commercial land uses in a well-designed community.

2. Create an aesthetically pleasing and distinct community identity with a “sense of place” through the establishment of design criteria for architecture, landscaping, walls, street improvements, signs, entry monuments, and other planning and design features. Create a sense of internal community connectivity and enhance the relationship of buildings to the street within the Specific Plan area

3. Provide a range of housing types, including entry level homes, estate homes, move-up homes, apartment homes, and active adult homes.

4. Preserve features of historical and cultural significance

5. Reinforce community identity through the control of project design elements such as architecture, landscaping, color, paving, walls, fencing, signage, entry treatments, and circulation.

6. Link streets together in a pedestrian- and bicycle- friendly manner connecting residential neighborhoods, open space, parks, and schools.

7. Provide for adequate public facilities as part of the development, including, fire, schools, and parks.

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2.5.2 Goal: Develop a land use plan responding to the unique environmental conditions of the area

objective

Address topographic, geologic, hydraulic, and environmental opportunities and constraints as part of the community plan.

Policies

1. Provide for adequate flood control measures designed to contain on- and offsite flows affecting the property

2. Consider the existing topographic, geologic, and hydrologic site conditions in creating the land plan

3. Provide facilities for water quality treatment

4. Implement a habitat enhancement plan through the removal of invasive and nonnative vegetation and introduction of restored native habitat, and incorporate a planting plan using drought-tolerant and native plant materials as a community design feature

5. Concentrate development of new uses within defined Planning Areas, and buffer natural open space areas from development within fire safety zones in order to provide fire safety to development and to preserve substantial natural habitat within the Specific Plan area

6. Design a land plan to optimize views of the San Bernardino Mountains and valley areas

7. Provide a network of publicly accessible trails to encourage walking and biking to view areas

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2.5.3 Goal: Provide for a range of housing to meet the needs of a variety of economic segments

objective

Anticipate market needs and public demand by providing homes that will be marketable within the evolving economic profile of the surrounding region.

Policies

1. Provide a range of housing choices through a variety of attached and detached housing options in one master-planned community

2. Provide the potential for gated communities

3. Create the potential for development of active adult villages

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2.5.4 Goal: Create traditional residential neighborhoods

objective

Incorporate the tenets of livable residential neighborhoods into the design of neighborhoods.

Policies

4. Provide diversity in architectural design that is compatible with historical styles

5. Design residential neighborhoods at a human scale and oriented to pedestrian activity

6. Provide connectivity between residential neighborhoods, commercial areas, schools, recreational areas, and other facilities through a comprehensive network of pedestrian paths, on-street bicycle lanes, and multipurpose trails

7. Incorporate a variety of housing types into the land use plan addressing lifestyle considerations of singles, families, and empty nesters

8. Promoting active and passive recreational activity and casual social interaction among neighbors

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2.5.5 Goal: meet residential needs for commercial, public facilities, and other services

objective

Provide for commercial, agriculture, recreation, and other public facilities to meet demand.

Policies

1. Provide sites for the development of new neighborhood commercial uses to meet the needs of the residential community as the market demand changes over time

2. Provide a site for a new elementary school to serve the community (and participate with the school district in the planning of school facilities)

3. Provide for construction of new public infrastructure improvements adequate to serve the new community as part of the development

4. Provide fire protection service in accordance with the approved Fire Master Plan (on file at the City of Highland)

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2.5.6 Goal: Plan for a circulation system serving motorists, transit users, bicyclists, and pedestrians

objective

Create a pedestrian-friendly, bicycle-friendly, and transit-ready circulation system that encourages walking and biking while providing for the safe and efficient movement of automobiles through the community.

Policies

1. Create an environment inviting to bicycle and pedestrian travel through the use of landscaped parkways and walkways separate from the street

2. Coordinate with Omnitrans to provide bus service to Harmony that will connect to other local and regional destinations

3. Coordinate with Omnitrans on the location and design of a transit stop(s)

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2.5.7 Goal: Create a strong community identity for Harmony

objective

Implement a community design providing a sense of place and promoting a sense of belonging to the City of Highland and Harmony.

Policies

1. Create a plant palette for community greenways (deep canyons that drain the community), slopes, and fuel modification zones to enhance the street scene and promote walkability

2. Join the community with the adjacent landscape using agricultural plantings or other historically relevant landscape techniques

3. Create a strong sense of arrival into the project

4. Encourage outdoor activity and wellness by providing parks, open space, and a community recreation center that are connected by pedestrian walks and paseos to residential areas, along with connections to a regional trail network

5. Have joint use of park and school facilities

6. Create an open space setting for the community through conservation and enhancement of open space

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2.5.8 Goal: Incorporate sustainable features into all aspects of the community

objective

Implement a community plan incorporating the fundamentals of smart growth and sustainability. See Chapter 10, Development Standards, for further details regarding Harmony’s Sustainable Design features for residential and nonresidential development.

Policies

1. Design homes to provide opportunities for home offices, allowing people to work from home and reduce driving time and vehicle emissions

2. Reduce roadway widths and use of nonpervious materials as much as possible to minimize heat-generating asphalt surfaces and surface runoff of water

3. Develop a plant palette to include canopy trees to achieve natural ventilation and cooling

4. Incorporate climate-appropriate plant materials or drought-tolerant plant materials into the landscaping plan for public spaces and encourage homeowners to utilize drought tolerant plant materials in private yard areas

5. Maintain natural habitat within permanent open space areas and reintroduce historical indigenous habitat and species into open space areas and waterways

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2.6 Specific plan SummaryThe Harmony Specific Plan proposes the development of:

• Residential

• Neighborhood Commercial

• Parks and Recreational Facilities

• Community Public Facilities

Of the project area’s 1,650 acres, approximately 875 acres, or 53% of the entire community, is reserved for parks, recreation and open space. A summary of the Specific Plan’s acreage by land use category is provided in Table 2.1, “Land Use Acreage Summary.” The comprehensive land use plan for Harmony Specific Plan is illustrated in Exhibit 4-1, “Community Plan,” and described in Table 4.1, “Comprehensive Land Use Summary.”

Planning Areas 20A and 20C (13.9 total acres) and a 1.0-acre portion of each Planning Areas 35 and 40 have been designated with a Neighborhood Commercial (NC) overlay. Areas designated with an NC overlay may develop as their underlying residential land use, as neighborhood commercial, or as a combination of the two uses. If the site designated with an NC overlay develops as residential, its acreage and units are reflected in the “Without NC Overlay” scenario columns of Table 2.1. If the area designated with an NC overlay develops as neighborhood commercial, its acreage and building square footage are reflected in the “With NC Overlay” scenario of Table 2.1. Please refer to Page 4-6 for further information on areas designated with a Neighborhood Commercial overlay.

“Growth is inevitable and desirable, but destruction of community character is not. The question is not whether your part of the world is

going to change. The question is how.”

—Edward T. McMahon, The Conservation Fund

TABLE 2.1 LAND uSE ACREAGE SummARy

LAND uSEADjuSTED GRoSS ACREAGE1

Without NC overlay

With NC overlay

Residential

Estate Residential, ER (0–2.0 du/ac)

84.4 84.4

Low Density Residential, LDR (2.1–6.0 du/ac)

323.0 322.0

medium Density Residential, mDR (6.1–12.0 du/ac)

169.0 155.1

medium-High Density Residential, mHDR (12.1–20.0 du/ac)

34.4 34.4

High Density Residential, HDR (20.1–30.0 du/ac)

8.9 7.9

Residential Subtotal 619.7 (37%) 603.8 (36%)

Neighborhood Commercial

Neighborhood Commercial, NC 5.7 21.6

Neighborhood Commercial Subtotal 5.7 (0.5%) 21.6 (1.5%)

Recreation and open Space

Parks, P 104.2 104.2

Community Greenway, CG (including Agriculture overlay)

111.8 111.8

Private Recreation, PR 4.3 4.3

Natural open Space, NoS 582.1 582.1

manufactured open Space, moS 72.0 72.0

Recreation and Open Space Subtotal 874.4 (53%) 874.4 (53%)

Community Public Facilities

Elementary School, S 8.3 8.3

Public Facilities, PF 20.0 20.0

Right-of-Way, RoW 129.2 129.2

Community Public Facilities Subtotal 157.5 (9.5%) 157.5 (9.5%)

ToTAL 1,657.3

1. Gross acreage for a defined area (see Chapter 10) minus the roadway network shown on Exhibit 6-1, “Master Circulation Plan”.

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2.6.1 Residential Land use

Residential land use comprises approximately 658 acres of the Harmony Specific Plan, providing a variety of residential detached and attached housing types.

Harmony consists of 48 distinct residential planning areas, 4 of which (15.9 total acres) are entirely or partially covered by a Neighborhood Commercial Overlay. The following categories of residential land use are planned for Harmony.

• Estate: 4 planning areas

• Low Density: 24 planning areas (one planning area is partially covered with a Neighborhood Commercial Overlay)

• Medium Density: 15 planning areas (two planning areas are entirely covered with a Neighborhood Commercial Overlay)

• Medium-High Density:4 planning areas

• High Density: 1 planning area (partially covered with a Neighborhood Commercial Overlay)

2.6.2 Commercial Land use

Approximately 5.7 acres of Harmony are planned for development of neighborhood commercial land uses to provide retail goods and services to Harmony and the surrounding community. In addition, one acre within the Community Parkway (PA 66) has been designated with an Agriculture Overlay; this area is envisioned to provide space for community gardens, stands for local farmers to sell their produce, and/or potentially recreational amenities for residents and complement the neighborhood commercial uses. An additional 15.9 acres of neighborhood commercial are allowed in residential areas designated with a Neighborhood Commercial Overlay. For further details, see Chapter 4, Community Plan.

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2.6.4 Community Public Facilities

The Harmony Specific Plan provides for development of one elementary school on a 8.3-acre site (PA 19A). The elementary school site is adjacent to a 5.0-acre joint-use neighborhood park at the center of the community to ensure equitable access for all Harmony residents. The elementary school will be accessible by pedestrians and bicyclists via the proposed multipurpose trail network.

Harmony has also identified a 1.5-acre site for the development of a new fire station. Additional public facilities totaling 18.5 acres, including water reservoirs, water treatment sites, and other similar facilities, are identified on Exhibit 4-1, “Community Plan”.

2.6.3 Recreation and open Space

The Harmony Specific Plan includes the development of approximately 216 acres as parks and a community greenway. Parks will be improved as active and passive recreational areas. Active parks could include soccer fields and baseball diamonds as well as open play areas, picnic tables, and informal gathering areas, while passive parks are design for activities such as walking, hiking and quiet reflection. Harmony offers its residents the opportunity to connect with the natural topography of adjacent mountains and the site’s drainage features along its multipurpose trails that meander through the community’s greenway system. The project’s community greenways are an important part of Harmony’s park and recreation system in addition to the important role they play in the water system. See Chapter 9, Landscape Design Guidelines, Parks, and Amenities for further details.

Harmony’s park areas include a multiuse trail system connecting the Specific Plan area to existing and planned bikeways in the City of Highland and hiking and biking trails in the natural open space. The Harmony Specific Plan provides for development of greenways and trails linking each planning area of the Specific Plan to parks, open space, natural wetlands, commercial areas, and schools. These greenways and trails offer pedestrian and bicycle access throughout the entire Specific Plan area, connecting residential areas to public facilities, commercial uses, parks, and open space planned within Harmony, and providing new residents with access to community-wide amenities and facilities.

A signature feature of Harmony is the provision of approximately 4.3 acres for The Parkhouse, a private recreation facility featuring a clubhouse, swimming pool, and other active and passive amenities.

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2.7 authOrity anD requirementS Of the Specific plan

State of California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections–65450-57 grants authority to cities and counties to adopt specific plans for purposes of implementing the goals and policies of their general plans. The Government Code specifies that specific plans may be adopted either by resolution or by ordinance and that the specific plan is required to be consistent with the general plan. The Government Code sets forth the minimum requirements and review procedures for specific plans, including provision of a land use plan, infrastructure and public services plan, criteria and standards for development, and implementation measures. The Government Code also states that specific plans may address any other subjects that, in the judgment of the local agency, are necessary or desirable for implementation of the general plan.

California Government Code Section 65451 sets forth the minimum requirements and review procedures for Specific Plans as follows:

“A Specific Plan shall include a text and a diagram or diagrams which specify all of the following in detail:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan;

2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, parks, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;

3. Standards and criteria by which improvements will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable, and

4. A program of implementation measures including regulations, programs, public works projects and the financing measures necessary to carry out paragraphs 1, 2, and 3 above.

5. The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan.”

Further, the Highland Municipal Code Section 16.60.050 items D through G state that a Specific Plan shall also include the following:

D. “A statement of its relationship to the general plan including a detailed statement and/or matrix of how the specific plan implements the goals and policies of the general plan.

E. Project phasing of all improvements and development.

F. Responsibility of the developer, the city and any other agencies shall be clearly identified in the phasing section of the document.

G. Agreements which require city participation, developer contribution, or construction of facilities shall be identified and discussed. (Ord. 171 § 15.50, 1994)”

The Harmony Specific Plan is designed to meet the requirements of the State of California Government Code and the Highland Municipal Code and will be adopted by ordinance.

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2.8 DevelOpment apprOval cOmpOnentS

The adoption of the Harmony Specific Plan is one step in a process leading to the development of the Specific Plan area. The components of the development approval process for the Harmony Specific Plan area are discussed below.

2.8.1 General Plan Amendment

The City of Highland will adopt a General Plan amendment as part of approving the Harmony Specific Plan. This General Plan amendment will enable the City of Highland to implement General Plan land use and circulation policies within the Specific Plan area in a manner that addresses the physical characteristics of the Specific Plan area. The General Plan amendment proposed in conjunction with approval of the Harmony Specific Plan include:

1. General Plan Land Use Element: Amend Land Use Element Table 2.1 Notes to reflect the correct “assumed density” for the Seven Oaks Planned Development area of 2.2 du/ac.

2. General Plan Circulation Element Amendment. New roadway classification and cross-section and updated Roadway Network Map and Bikeways Map (pending outcome of traffic study).

2.8.2 Zone Change

The City will adopt Zone Change No. ZC 011-003 to change the existing zoning classification from Planned Development to SPR 011-001.

2.8.3 Specific Plan

The Harmony Specific Plan, when adopted, will serve as a legal document that implements the General Plan land use designation of Planned Development and the “Harmony Specific Plan (SPR-011-001)” zoning district for the Specific Plan area. The Specific Plan will serve as a blueprint for development by establishing the distribution of land use and the criteria for development of each land use as set forth herein. The Specific Plan establishes the development requirements and guidelines to be applied to each phase of development within the Specific Plan area. In this regard, all future development plans, tentative parcel and/or tract maps, or other similar entitlements shall be consistent with regulations set forth in this document and will follow all applicable City regulations.

Any standard or regulation contained in this Specific Plan that differs from Title 16 Land Use and Development of the Highland Municipal Code (Highland Municipal Code) or its planning and zoning laws shall take precedence over and shall supersede the Highland Municipal Code or planning and zoning laws. Where any discrepancy occurs between this Specific Plan and any zoning or land use laws of the City of Highland, the terms of this Specific Plan shall govern. In instances where this Specific Plan is silent, the provisions of the Highland Municipal Code shall prevail as interpreted by the Community Development Director or Planning Commission to be applicable.

2.8.4 Subdivision maps/Final Development Plans

Tentative tract maps, final tract maps, and development plans for the development within the Specific Plan area will be reviewed and approved by the City of Highland pursuant to the approval of the Harmony Specific Plan (please see Chapter 11, Administration). Tentative tract maps, final tract maps, and development plans will be prepared pursuant to the applicable provisions of the State of California Subdivision Map Act (Government Code Section 66410 through 66499), the City of Highland Municipal Code, as amended, and Zoning Ordinance, and consistent with the applicable provisions in the Harmony Specific Plan.

2.8.5 Development Agreement

A development agreement may be approved by the City of Highland. The development agreement will provide a framework for the development of Harmony, establishing provisions related to phasing of development, timing of infrastructure and public facilities, and provisions for infrastructure financing.

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2.9 relatiOnShip Of the Specific plan tO the city Of highlanD’S general plan

California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450–65457) permits the adoption and administration of a specific plan as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan. A consistency analysis between the Harmony Specific Plan and the City of Highland General Plan is provided in Chapter 12.

The City of Highland General Plan sets forth the following topics, which may be amended time to time, to address the state-mandated and optional general plan elements:

• Land Use

• Circulation

• Public Services and Facilities

• Conservation and Open Space

• Public Health and Safety

• Noise

• Housing

• Economic Development

• Community Design

• Airport

2.10 ceqa cOmplianceAn EIR has been prepared by the City of Highland for the Harmony Specific Plan in accordance with the California Environmental Quality Act (CEQA) and City of Highland requirements to provide a detailed analysis of potential environmental impacts associated with the development of the Specific Plan area. The EIR prepared for the Harmony Specific Plan addresses the potential impacts associated with the project at a program level for the Specific Plan area. The EIR includes recommended mitigation measures for the project. The Harmony Specific Plan EIR has been prepared to fulfill the requirement for environmental determinations for all subsequent discretionary and ministerial applications for development within the Harmony Specific Plan. The Program EIR Mitigation Monitoring Program is attached as an Appendix.

2.11 SeverabilityIf any regulation, condition, program, or portion of the Harmony Specific Plan is held invalid or unenforceable, such portions shall be deemed separate, distinct, and independent provisions, and the invalidity of such portions or provisions shall not affect the validity and enforceability of the remaining portions and provisions therein.

SITE HISToRyChapter 3

3-1

Site History - Chapter 3

August 2015

3.1 Site hiStOryFor the first half of the 20th century the Harmony Specific Plan area was home to several private and commercial agricultural ranches. By the 1960s agricultural activities on the site had declined considerably, and by the 1990s most of the groves and crops had been abandoned. No standing structures related to the area’s agricultural history remain, but foundations, roads, irrigation systems, and wells attest to the activities of the past 100 years. In the areas devoid of trees, the terracing of the landscape is still evident and a physical reminder of the property’s rich past.

In the early 1990s the site’s character, topography, and natural drainage features were again impacted when it became a borrow site for materials used to construct the Seven Oaks Dam. After competition of the dam, borrow activities ceased and the property has been vacant since that time. Existing land uses are illustrated on Exhibit 3-1 “Existing Land Uses”.

3.2 prOperty OwnerShipSThe Harmony Specific Plan area consists of approximately 1,650 gross acres. The Specific Plan area consists of portions or the entirety of 25 parcels owned by the Orange County Flood Control District.

3.3 SurrOunDing lanD uSeAt the base of the San Bernardino Mountains, Harmony is well positioned to take full advantage of all that the surrounding mountains, canyons, and river corridor have to offer. The community occupies only a narrow portion of this dramatic landscape, yet is intrinsically connected to the beauty and natural wonders it affords through scenic views and extensive trail networks.

Land uses adjacent to the Specific Plan area include:

• North: San Bernardino National Forest

• South: The Mill Creek Wash

• West: Citrus groves and scattered residents to the southwest, the Santa Ana River wash to the west and northwest

• East: A rural low-density residential development containing large custom homes on large acreage sites.

“Before beginning, plan carefully.”

—Marcus Tulius Cicero, Roman statesman and orator

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Chapter 3 - Site History

August 2015

The undeveloped areas surrounding the Specific Plan area are designated for the following land uses:

• South: Planned Development (within the City of Highland); Flood Control/Construction Aggregates Conservation/Habitat Preservation (within the City of Redlands)

• West: Rural Living-10-Agricultural Preserve and Resource Conservation-Agricultural Preserve (within the County of San Bernardino); Flood Control/Construction Aggregates Conservation/Habitat Preservation (within the City of Redlands); Open Space, Planned Development, and Agricultural/Equestrian (within the City of Highland)

• East: Rural Living-5, Rural Living-10-Agricultural Preserve, Single Residential (within the County of San Bernardino);

Exhibit 3-2 “Surrounding Land Use,” illustrates the General Plan land use designations surrounding the Harmony Specific Plan area.

3.4 phySical Site featureS3.4.1 Topography

The project site is located at the foothills of the San Bernardino National Forest east of the Santa Ana River and north of Mill Creek. The Harmony area can be characterized as mostly gently sloping and rolling terrain in the south and west, with moderately to steeply sloping terrain in the north and northeast. The elevation of the site varies from approximately 1,800 feet above sea level along the western boundary to approximately 2,700 feet above sea level at the foothills on the northeast side of the property. Onsite drainages generally flow in a southwesterly direction into the Santa Ana River and Mill Creek.

The topographic conditions found within the Specific Plan area are illustrated on Exhibit 3-3, “Existing Site

Topography.”

3.4.2 Site opportunities and Constraints

Exhibit 3-4, “Site Opportunities and Constraints,” illustrates the physical site characteristics of the Specific Plan area, including:

- Ridges

- Scenic vistas

- Hydrology

- Easements

- Seismic constraints

- Vegetation

- Significant habitat

- Biology

- Water

- Cultural resources

- Historic resources

3.4.3 Geology

The northern portion of the site is located within the San Andreas Earthquake Fault Zone, as designated by the State of California. Several strands of the active San Andreas fault cross through the site. An active fault is defined as one that has had surface displacement with Holocene time (about the last 11,000 years). Although several other faults have been mapped within the site (as depicted on Exhibit 3-4), none have been identified as active by the State of California or San Bernardino County. A fault study conducted by Converse in 2011 determined that all of the known onsite faults are “not active” according to the definitions established by the State of California.

3-3August 2015

exhibit 3-1 exiSting lanD uSeS

Santa Ana Ri

ver W

ash

Remnant Agricultural Crops

Rural Estate Residential

BorrowSite

Rural Estate Residential

Remnant Agricultural Crops

Mill Creek Wash

San Bernardino National Forest

EMER

Ald

AvE

FloRidA St

tRES lAgoS St

NEWpoRt AvE

gA

RNEt

AvE

Exist

ing

Gre

ensp

ot R

d

Existing Greenspot Rd Bridge

Garnet Bridge

gREENSpot Rd

New greenspot Bridge

3-5August 2015

exhibit 3-2 SurrOunDing lanD uSeS


Resource Conservation

Redlands Sphere of influence Rural living - 5

Yucaipa Sphere of influence Rural living - 10

Redlands Sphere of influence Rural living - 10 - Ap

Single Residential

Single Residence - 20M

planned development

very low density Residential

Flood Control/Construction Aggregates Conservation/Habitat preservation

Agriculture

open Space

Unincorporated San Bernardino County

City of Highland

City of RedlandsharmOnyRedlands

Sphere of influence

RedlandsSphere of influence

RedlandsSphere of influence

City of Highland

City of Redlands


LEGEND

3-7August 2015

exhibit 3-3 exiSting Site tOpOgraphy

Slopes 0 to 5%

Slopes 5 to 10%

Slopes 10 to 15%

Slopes 15 to 20%

Slopes 20 to 25%

Slopes 25 to 30%

Slopes 30% plus

LEGEND

3-9August 2015

exhibit 3-4 Site OppOrtunitieS anD cOnStraintS

Florida St

Newport Ave

gar

net A

ve

San

Bern

ardi

no v

alle

y M

unic

ipal

Wat

er d

istr

ict F

eede

r li

ne

Existing Citrus Ranches

landform Composed of granite Rock

Current Access to Existing Homes

greenspot Rdpotential developable land

least Bell’s vireo

Santa Ana River Woollystar

Southwestern Willow Flycatcher

San Bernardino Kangaroo Rat

San Bernardino Kangaroo Rat Critical Habitat

Santa Ana Sucker Critical Habitat

Riversidian Alluvial Fan Sage Scrub

Southern Willow Scrub

Slopes 25% or Above

100 Year Flood limits

Jurisdictional drainages

Suspected Faults

verified inactive Faults

Wildlife and Habitat

opportunities

vegetation

geologic Features

LEGEND

Unincorporated San Bernardino County

City of Highland

City of Redlands


3-11

Site History - Chapter 3

August 2015

3.5 exiSting circulatiOn anD infraStructure

3.5.1 Existing Access and Circulation

The Harmony Specific Plan is located approximately 6 miles east of the 210 freeway, 4.5-miles north of the 10 freeway, and just north of State Route 38. Access from the City of Highland to Harmony is limited and is provided by Greenspot Road, a paved, two-lane road with no curb, gutter, sidewalks, or other roadway improvements. Newport Avenue, a paved street with no lane striping or improvements, runs east–west through the southern portion of the project and provides limited access from City of Redlands and unincorporated San Bernardino County. Several unpaved roadways, likely a result of the project area’s agricultural past, traverse through portions of the project site but currently serve no significant access or circulation purpose. These roadways include Emerald Avenue and Tres Lagos/Villers Street, and High Line Aqueduct Road in the northwest and Fish Hatchery Road and Redlands Heights Ranch Road in the south.

3.5.2 Existing Infrastructure

A. Domestic Water East Valley Water District (EVWD) is the water service provider for the Specific Plan area. EVWD presently provides retail water service to approximately 27.7 square miles. Harmony lies within the eastern limits of the EVWD service area. There are no existing EVWD facilities within or adjacent to Harmony. A domestic water plan has been prepared for the project area. Please see Chapter 5, Infrastructure, for further information.

B. Recycled Water Recycled water will be supplied to the Harmony Specific Plan by EVWD. Currently there are no recycled water facilities within the EVWD service area. However, as discussed in the section below regarding sewer service, Harmony will provide an onsite wastewater treatment plant that in turn will produce recycled water for use within the project area.

C. SewerThe EVWD is the entity providing sewer service to the Specific Plan area. There are no existing sewer collection facilities in the immediate vicinity of the Harmony Specific Plan. The closest existing sewer collection facility is to the west of Greenspot Road approximately 9,000 feet from the Harmony Specific Plan. From this point sewage is carried in existing facilities westerly approximately 11 miles to the San Bernardino Regional Wastewater Treatment plan operated by the City of San Bernardino.

The existing EVWD collection facilities are not adequately sized to carry the wastewater generated from Harmony. For this reason, Harmony will be served by a new on-site wastewater treatment plant. Please see Chapter 5, Infrastructure, for more details regarding the proposed sewer treatment system.

D. DrainageHarmony generally receives stormwater runoff from the foothills lying to the north and northeast. The runoff is conveyed through the site and ultimately reaches the Santa Ana River to the west or Mill Creek on the south. The Harmony Specific Plan area has historically been used for agricultural purposes and most recently served as an earth borrow site for construction of the Seven Oaks Dam. Both these activities have altered natural drainage patterns and drainage characteristics for a significant portion of the project site.

3-12

Chapter 3 - Site History

August 2015

3.5.3 utilities

A. ElectricityThe Specific Plan area is located within the service territory of Southern California Edison Company.

B. Natural GasThe Southern California Gas Company (SCG) provides natural gas service within the area near the Specific Plan area.

C. Communication SystemsVerizon California, Inc., currently provides telephone service within the Specific Plan area.

D. Solid WasteBurrtec Waste Industries, Inc. and Cal Disposal Co., Inc. currently provide solid waste collection and disposal services to the City of Highland on a contract basis. Service to the Specific Plan area can be extended through existing service agreements.

E. Cable TelevisionTime Warner Cable currently provides cable television service within the Specific Plan area.

3.6 SchOOlSHarmony Specific Plan is located within the current Mentone Elementary School and Cram Elementary School attendance boundaries. However, it is anticipated that most of the elementary- school-aged children living in the community will attend a new 8-acre elementary school that could be developed on a site reserved within the Harmony Specific Plan. Two Redlands Unified School District middle schools, Moore and Beattie, serve the project area and are 5.8 miles and 8.0 miles away, respectively. The project area is in the Redlands East Valley High School attendance area, and the school is approximately 4 miles from Harmony. Although the project is outside of its attendance area, Citrus Valley High School serves Beattie Middle School. Citrus Valley High School is the latest secondary school to open in the district in 2009.

CommuNITy PLANChapter 4

4-1

Community Plan - Chapter 4

August 2015

4.1 intrODuctiOnThe community plan for Harmony is a comprehensive approach to development of a new community that balances residential land uses with parks, trails, open space, recreational amenities, neighborhood commercial services, and public facilities within a traditional neighborhood setting. At its foundation, Harmony has a deep respect for the area’s natural environment and agricultural past while acknowledging, through creative and thoughtful design, the community’s future role in San Bernardino County.

The comprehensive plan for Harmony is illustrated in Exhibit 4-1, “Community Plan.” Table 4.1, “Comprehensive Land Use Summary,” provides a description of the total acreage assigned to each land use category within the Harmony Specific Plan.

4.2 cOmmunity DeSign4.2.1 Traditional Neighborhood Design

The plan for Harmony establishes a new community of traditional walkable neighborhoods supported by active and passive recreation opportunities, neighborhood commercial services, and public facilities. These uses are connected by a network of trails and pathways encouraging walking and biking throughout the community.

The plan for Harmony as a “walkable” community is physically realized in its land use plan, which implements traditional neighborhood design techniques at both the community and neighborhood scales. At the community scale, Harmony takes advantage of the project area’s unique topography and historical drainages by supporting a comprehensive system of community greenways that will incorporate multipurpose trails and recreational opportunities.

At the neighborhood scale, residents can utilize an integrated system of pedestrian pathways and bikeways to access public and private recreation, neighborhood commercial services, and public facilities. Pedestrian accessibility is provided throughout Harmony through a system of green streets that incorporate pathways adjacent to swales, natural drainage, and distinctive landscaping. Bicycle access is provided throughout the community through a system of on-street and off-street bicycle trails and lanes. The Harmony Parkhouse, a private recreation facility for community residents; a neighborhood commercial center; and an elementary school site are conveniently located and accessible from around the community.

Harmony is the kind of place where residents can visit with neighbors while walking along shaded pathways and trails throughout the community. Harmony is a community of smaller neighborhoods offering a diversity of streetscapes, architectural types, and styles with landmarks that locate residents and visitors within the community. Harmony is an inclusive place to relax when not at home or at work.

4.2.2 Community Structure

The overall community plan for Harmony is further defined through a collection of planning areas. These planning areas were formed on the basis of clustering development to provide more open space. Each planning area will have unique characteristics, but will be integrated into the broader, cohesive community. Collectively, the various planning areas will form the interlinked Harmony community through complementary architectural and landscape themes, a network of community trails, and common recreational amenities strategically positioned throughout the community. Planning area details are presented for reference in Table 4.2.

“Planning is bringing the future into the present so that you can do something about it now.”

—Alan Lakein, writer

“Good plans shape good decisions. That’s why good planning helps to make elusive dreams come true.”

—Lester Robert Bittel, writer

4-2

Chapter 4 - Community Plan

August 2015

4.3 cOmmunity elementS 4.3.1 Residential

Residential planning areas comprise approximately 658 acres of Harmony. A maximum of 3,632 residential dwelling units in a variety of density ranges and housing types are planned. Harmony’s five residential land use designations and associated typical housing types are identified below. These housing types are intended to address a variety of economic segments of the market. While the descriptions of housing types identified in this section provide general guidance as to typical products expected within that land use designation, different or additional housing types not identified below are also permitted so long as the appropriate density range and other development standards for each planning area are met.

A. Estate Residential, ER (1.0–2.0 du/ac)Estate Homes: Lots 15,000 SF and Larger

Lots 15,000 SF and larger is the largest estate lots planned for Harmony. The building plotting will vary greatly from lot to lot depending on lot shape, topography, location, and fuel modification requirements. Estate homes are appropriate in Planning Areas 37, 38, 45, and 46.

B. Low Density Residential, LDR (2.1–6.0 du/ac)

Conventional Single-Family Homes: 4,500 to 14,999 SF Lots

Conventional residential homes on a variety of lot sizes ranging from 4,500 SF to 14,999 SF are planned in areas designated for low density residential. Garages are front-loaded and, where possible, placement varies to give a variety of front elevations. Entries address the street and front setbacks vary to help enhance the street scene. Conventional home sites from 4,500 square feet to 14,999 square feet are appropriate in Planning Areas 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 16, 17, 27, 28. 29A, 29B, 30, 31B, 32A, 32B, 35, 42.

Enclave Homes: 4 unit

Detached homes in groups of four clustered around a common green court paseo. Four unit garages share a common motorcourt. The front doors of these enclave homes may be taken from the street, the common private drive, or a paseo or open space area, resulting in a variety of plotting conditions. These home types are appropriate in Planning Areas 22.

4-3


August 2015

TABLE 4.1 ComPREHENSIvE LAND uSE SummARy

LAND uSE

WITHouT NC ovERLAy WITH NC ovERLAy

Adjusted Gross Acreage1

Targetunits/Square

Footage


Targetunits/Square

Footage

Residential

Estate Residential, ER (0–2.0 du/ac) 84.4 81 84.4 81

Low Density Residential, LDR (2.1–6.0 du/ac) 323.0 1,436 322.0 1,430

medium Density Residential, mDR (6.1–12.0 du/ac) 169.0 1,382 155.1 1,243

medium-High Density Residential, mHDR (12.1–20.0 du/ac)

34.4 518 34.4 518

High Density Residential, HDR (20.1–30.0 du/ac) 8.9 215 7.9 195

REsidEntial suBtotal 619.7 (37%) 3,632 603.8 (36%) 3,467


Neighborhood Commercial, NC (0.23 – 0.25 FAR) 5.7 62,073 sf 21.6 225,423 sf

nEiGhBoRhood CommERCial suBtotal 5.7 (0.5%) 62,073 sf 21.6 (1.5%) 225,423 sf


Parks, P 104.2 - 104.2 -

Community Greenway, CG 111.8 8,712 111.8 8,712

Private Recreation, PR 4.3 - 4.3 -

Natural open Space, NoS 582.1 - 582.1 -

manufactured open Space, moS 72.0 - 72.0 -

RECREation and opEn spaCE suBtotal 874.4 (53%) 8,712 874.4(53%) 8,712

Community Public Facilities

Elementary School, S (0.20 FAR) 8.3 72,310 sf 8.3 72,310 sf

Public Facilities, PF 20.0 - 20.0 -

Right-of-Way, RoW 129.2 - 129.2 -

Community puBliC FaCilitiEs suBtotal 157.5 (9.5%) 72,310 sf 157.5 (9.5%) 72,310 sf

ToTAL 1,657.33,632 unitsand 143,095 sf

1,657.33,467 unitsand 306,445 sf

1. Gross acreage for a defined area (see Chapter 10) minus the roadway network shown on Exhibit 6-1, “Master Circulation Plan”.

4-4


August 2015

C. Medium Density Residential, MDR (6.1–12.0 du/ac)

Conventional Homes: 3,000 to 4,499 SF Lots

Conventional residential homes on lot sizes ranging from 3,000 SF to 4,499 SF are planned in areas designated for medium density residential. Garages are front-loaded and, where possible, placement varies to give a variety of front elevations. Entries address the street, and front setbacks vary to help enhance the street scene. Private yard space is on the side and rear of the home. Conventional home sites from 3,000 SF to 4,499 SF are appropriate in Planning Areas 1, 2, 3, 24, 31A, 34, and 36.

Townhomes

Three-story townhome units with alley- or court-loaded garages. Unit entries face street or shared green court paseo. Garages have direct access to living space. Generally, no garages face the street and no driveway curb cuts interrupt the pedestrian connectivity along the street. These home types are appropriate in Planning Area 15.

Enclave Homes: 4, 6, or 8 unit

Detached homes in groups of four, six, or eight clustered around a common green court paseo. Four, six, or eight unit garages share a common motorcourt. The front doors of these enclave homes may be taken from the street, the common private drive, or a paseo or open space area, resulting in a variety of plotting conditions. These home types are appropriate in Planning Areas 20A, 20C, 20D, 21, 23, 39, and 43B.

4-5


August 2015

D. Medium-High Density Residential, MHDR (12.1–20.0 du/ac)

Conventional Homes: Less than 3,000 SF Lots

Conventional residential single-family detached homes on lots less than 3,000 SF are appropriate in Planning Areas designated for Medium-High Density Residential.

Paired Homes

Paired homes are commonly referred to as duplexes and triplexes. These two- or three-story duplexes are single-family homes that utilize garages loaded from courts or alleys. Unit entries face streets or green court paseos. Garages have direct access into the living space. These home types are appropriate in Planning Areas 26 and 43A.

Townhomes

Three-story townhome units with alley- or court-loaded garages. Unit entries face street or shared green court paseo. Garages have direct access to living space. Generally, no garages face the street and no driveway curb cuts interrupt the pedestrian connectivity along the street. These home types are appropriate in Planning Areas 25 and 33.

Enclave Homes: 4, 6, or 8 unit

Detached homes in groups of four, six, or eight clustered around a common green court paseo. Four, six, or eight unit garages share a common motorcourt. The front doors of these enclave homes may be taken from the street, the common private drive, or a paseo or open space area, resulting in a variety of plotting conditions. These homes are appropriate in planning areas designated as medium-density residential.

E. High Density Residential, HDR (20.1–30.0 du/ac)

Stacked Flat Condos/Apartments

Similar to the cluster court concept, these attached products include stacked condominium or apartment units. Garages are oriented onto a private motorcourt served by a lane, with front doors opening onto linear paseos, courtyards, or neighborhood streets. This residential home type is appropriate in Planning Area 40.

4-6


August 2015

4.3.2 Neighborhood Commercial, NC

Approximately 5.7 acres are designated for development of a neighborhood commercial center. The neighborhood commercial center provides retail goods and services to residences within Harmony and nearby residential areas. The proposed neighborhood commercial center is designed to provide basic retail goods and services (such as a gas station or drug store), other personal services (such as dry cleaners, video stores), or other convenience goods and services or pad site uses. Neighborhood Commercial uses are accommodated in Planning Area 20B. The estimated floor area ratio (FAR) for Neighborhood Commercial uses is 0.25 FAR.

A. Neighborhood Commercial OverlayA Neighborhood Commercial Overlay has been applied to 13.9 acres of area designated for Medium Density Residential uses, 1 acre designated for Low Density Residential, and 1 acre designated for High Density Residential uses. The Neighborhood Commercial Overlay allows the designated property to develop as its underlying land use, as Neighborhood Commercial, or a combination of the two uses. This allows the flexibility to adapt to future market conditions while still creating a cohesive and interconnected master plan for the project. Should the area(s) develop as Neighborhood Commercial and not its underlying residential land use(s), all provisions of the Neighborhood Commercial designation detailed in this Specific Plan shall apply. Planning Areas 20A and 20C and portions of Planning Areas 35 and 40 are designated with a Neighborhood Commercial Overlay. Planning Areas 35 and 40 would be small pad sites near the east entrance to the property. The estimated FAR for Neighborhood Commercial overlay uses ranges from 0.23 to 0.25.

4.3.3 Parks, Recreation, and open Space

Approximately 875 acres of Harmony are reserved for parks, recreation, and open space. This represents over 50 percent of the entire community. The parks, recreation and open space planned for Harmony are illustrated on Exhibit 9-8, “Master Plan of Parks, Trails, and Open Space”. Further details regarding Harmony’s Parks, Recreation, and Open Space system is provided in Chapter 9, Landscape Design Guidelines, Parks, and Amenities.

A. Parks, PApproximately 104.2 acres will be developed as a variety of park types, ranging from a community park to pocket parks, to provide for the active and passive recreational needs of the community. Active parks will be improved with recreational facilities such as sports fields and courts, informal playing fields, picnic and barbecue facilities, tot lots, a dog park, and restrooms and parking. Passive parks will focus on providing the community with contemplative places to relax and appreciate the natural beauty of the area. Planning Areas 19B, 44, and 48 through 59 represent Harmony’s parks.

4-7


August 2015

B. Community Greenway, CGNearly 110 acres of Harmony are designated as a Community Greenway. A Community Greenway incorporates the linear open spaces within the project that contain drainage swales, off-road walking and bicycling trails, areas for environmental mitigation, and other landscaped areas. Community Greenways are intended to visually and physically connect Harmony residents to parks, the school, The Parkhouse, and trails in the natural open space areas. Planning Areas 60 through 66 represent Harmony’s community greenway system.

Community Greenway with Agriculture overlay

Approximately 1.0 acre in Planning Area 66 has been designated with an Agriculture Overlay. The general location of the overlay is shown on Exhibit 4-1, “Community Plan,” but it may shift overtime as the boundaries of the community greenway are better defined and adjacent planning areas are developed. This area is envisioned for

year-round agricultural production. The site is expected to be owned by the Homeowner’s Association and leased for farming. The parcel may be operated as a Community Supported Agricultural (CSA) operation or other type of private farming operation, but the intent is to grow and sell produce year-round from a farm stand or small building on the site. The estimated FAR for the Agriculture Overlay area is 0.20 FAR.

C. Private Recreation, PRAn additional 4.3 acres, Planning Area 18, is devoted to the development of The Parkhouse, a private recreation facility. This facility, which will be made accessible to all Harmony residents, will include amenities such as a clubhouse facility, sports courts, a swimming facility, a tot lot, and distinctive themed gardens. The Parkhouse is envisioned to be a central meeting point of the community where residents can come together to socialize and recreate.

4-8


August 2015

D. Natural Open Space, NOSApproximately 580 acres of Harmony are designated natural open space, designed for passive recreational use and enjoyment of the mountain setting. Most of this area is located north of the planned development, adjacent to the San Bernardino National Forest, and includes foothills and canyon areas that have remained relatively undisturbed over the years. This designation also includes approximately 47 acres of Riversidian Alluvial Fan Sage Scrub that supports the Santa Ana River Woolly Star, which will remain preserved. Within the natural open space areas to the north, a network of multipurpose trails is planned, largely based on existing trails that have been forged over the years. The trail system planned for Harmony is designed to link the community to the City of Highland, the national forest, and other adjacent land uses. Planning Areas 41, 47, and 67 through 70 represent Harmony’s natural open space system.

E. Manufactured Open Space, MOSDue to the topography of the site, manufactured open space are the slopes created to provide for developable enclaves or neighborhoods. Manufactured open space accounts for 72 acres of the Harmony Community Plan and will be owned and/or maintained by the Homeowner’s Association. The manufactured open space will also provide fire protection for adjacent neighborhoods with landscaping that provides for defensible space.

4.3.4 Community Public Facilities

A. Elementary School, SPlanning Area 19A, a 8.3-acre site, is reserved for development of a new elementary school to meet the needs of Harmony. The school site will be large enough to accommodate all school-related parking and circulation requirements onsite, including employee parking and bus and student drop-off and pick-up areas. The school site is centrally located in Harmony. Recreational activities for the school will be augmented by the proximity of the 5.0-acre neighborhood park planned for development adjacent to the school site and considered as a joint-use facility.

B. Other Public Facilities, PFThe community plan for Harmony accommodates a new fire station along Emerald Avenue centrally-located at build out This 1.5-acre site is strategically located at the center of the community to ensure that all areas of Harmony can be reached from the fire station within a four-minute driving time at 35 miles per hour, which is a typical industry standard for fire response times. The proposed fire station is identified as Planning Area H.

Additional public facilities are identified with a letter and can represent several public facility uses, including water reservoirs, a water treatment facility, sewage treatment plant, or pump station.

4-9August 2015

exhibit 4-1 cOmmunity plan

Estate Residential (ER)0.0-2.0 du/ac

low density Residential (ldR)2.1-6.0 du/ac

Medium density Residential (MdR)6.1-12.0 du/ac

Medium-High density Residential (MHdR) 12.1-20.0 du/ac

High density Residential (HdR)20.1-30.0 du/ac

Neighborhood Commercial (NC)

Neighborhood Commercial overlay

park (p)

Community greenway (Cg)

Agriculture overlay

Manufactured open Space (MoS)

Natural open Space (NoS)

private Recreation (pR)

Elementary School (S)

Community public Facilities (pF)

planning Areas 12, 13, 45, and 46 will have internal fire access roads along their northern boundaries.

LEGEND

*

EMER

Ald

AvE

FloRidA St

tRES lAgoS St

NEWpoRt AvE

gA

RNEt

AvE

Exist

ing

Gre

ensp

ot R

d


Garnet Bridge

gREENSpot Rd


Note: Refer to exhibits in Chapter 5, infrastructure, for further information on the type and location of community public facilities.

4-11


August 2015

TABLE 4.2 PLANNING AREA DETAILS

PA LAND uSETARGET

DENSITy/INTENSITy

WITHouT NC ovERLAy 1 WITH NC ovERLAy 1


Targetunits/Square

Footage


Targetunits/Square

Footage

Residential

37 Estate Residential 1.0 28.9 28 28.9 28




Estate Residential subtotal 84.4 81 84.4 81

4 Low Density Residential 5.8 8.8 51 8.8 51
















29A Low Density Residential 5.5 8.2 45 8.2 45

29B Low Density Residential 5.8 8.9 52 8.9 52



32A Low Density Residential 5.7 11.0 63 11.0 63

4-12


August 2015


PA LAND uSETARGET

DENSITy/INTENSITy



Targetunits/Square

Footage


Targetunits/Square

Footage


35Low Density Residential (with Neighborhood Commercial overlay) 1 5.4 5.7 31 4.7 25


low density Residential subtotal 323.0 1,436 322.0 1,430

1 medium Density Residential 6.9 6.7 46 6.7 46




20Amedium Density Residential (with Neighborhood Commercial overlay) 1 10.1 9.0 91

See Neighborhood Commercial category within this table.

20Cmedium Density Residential (with Neighborhood Commercial overlay) 1 10.1 4.9 49

See Neighborhood Commercial category within this table.

20D medium Density Residential 10.1 5.2 53 5.2 53




31A medium Density Residential 6.9 7.5 52 7.5 52




43B medium Density Residential 10.2 9.7 99 9.7 99

medium density Residential subtotal 169.0 1,382 155.1 1,243

25 medium-High Density Residential 12.1 9.1 110 9.1 110



43A medium-High Density Residential 15.5 8.4 130 8.4 130

medium-high density Residential subtotal 34.4 518 34.4 518

4-13


August 2015


PA LAND uSETARGET

DENSITy/INTENSITy



Targetunits/Square

Footage


Targetunits/Square

Footage

40High Density Residential (portion of site with Neighborhood Commercial overlay) 1 24.5 8.9 215 7.9 195

high density Residential subtotal 8.9 215 7.9 195

REsidEntial suBtotal 619.7 3,632 603.8 3,467


20Amedium Density Residential (with Neighborhood Commercial overlay)

0.23See medium Density Residential category within this table.

9.0 91,500

20B Neighborhood Commercial 0.25 5.7 62,073 5.7 62,073

20Cmedium Density Residential (with Neighborhood Commercial overlay)

0.23See medium Density Residential category within this table.

4.9 50,070

35Low Density Residential (with Neighborhood Commercial overlay)

0.25See Low Density Residential category within this table.

1.0 10,890

40High Density Residential (with Neighborhood Commercial overlay)

0.25See High Density Residential category within this table.

1.0 10,890

nEiGhBoRhood CommERCial suBtotal 5.7 62,073 21.6 225,423


19B Park 5.3 - 5.3 -

44 Park 83.7 - 83.7 -

48 Park 2.9 - 2.9 -

49 Park 4.3 - 4.3 -

50 Park 0.7 - 0.7 -

51 Park 0.8 - 0.8 -

52 Park 0.7 - 0.7 -

53 Park 0.9 - 0.9 -

54 Park 0.8 - 0.8 -

55 Park 0.6 - 0.6 -

56 Park 1.0 - 1.0 -

57 Park 0.8 - 0.8 -

58 Park 1.0 - 1.0 -

59 Park 0.8 - 0.8 -

4-14


August 2015


PA LAND uSETARGET

DENSITy/INTENSITy



Targetunits/Square

Footage


Targetunits/Square

Footage

park subtotal 104.2 - 104.2 -

60 Community Greenway 32.3 - 32.3 -






66Community Greenway (1.0 acre of site designated with Agriculture overlay at 0.20 FAR)

39.7 8,712 39.7 8,712

Community Greenway subtotal 111.8 8,712 111.8 8,712

18 Private Recreation 4.3 - 4.3 -

private Recreation subtotal 4.3 - 4.3 -

41 Natural open Space 252.0 - 252.0 -






natural open space subtotal 582.1 - 582.1 -

- manufactured open Space 72.0 - 72.0 -

manufactured open space subtotal 72.0 - 72.0 -

RECREation and opEn spaCE suBtotal 874.4 8,712 874.4 8,712

4-15


August 2015


PA LAND uSETARGET

DENSITy/INTENSITy



Targetunits/Square

Footage


Targetunits/Square

Footage

Community Public Facilities 3

19A Elementary School 8.3 72,310 8.3 72,310

A Public Facility: Sewage Treatment Plant 2.4 - 2.4 -

B Public Facility: Water Reservoir 1.8 - 1.8 -

C Public Facility: Water Treatment or Reservoir 2.8 - 2.8 -

D Public Facility: Water Treatment or Reservoir 3.7 - 3.7 -

E Public Facility: Water Treatment or Reservoir 3.3 - 3.3 -

F Public Facility: Water Treatment or Reservoir 2.6 - 2.6 -

G Public Facility: Water Treatment or Reservoir 1.8 - 1.8 -

H Public Facility: Fire Station 1.5 - 1.5 -

I Public Facility: Pump Station 0.1 - 0.1 -

Right-of-Way 129.2 - 129.2 -

Community puBliC FaCilitiEs suBtotal 157.5 72,309 157.5 72,309

total 1,657.33,632 units and 143,095 sf

1,657.33,467 unitsand 306,445 sf

1. Planning Areas 20A and 20C and a 1.0-acre portion of each Planning Areas 35 and 40 have been designated with a Neighborhood Commercial (NC) overlay. Areas designated with an NC overlay may develop as their underlying residential land use, as neighborhood commercial, or as a combination of the two uses. If the site designated with an NC overlay develops as residential, its acreage and units are reflected in the “Without NC Overlay” scenario columns of this table. If the area designated with an NC overlay develops as neighborhood commercial, its acreage and building square footage are reflected in the “With NC Overlay” scenario of this table. Please refer to Page 4-4 for further information on areas designated with a Neighborhood Commercial overlay.

2. Adjusted Gross Acreage: Gross acreage for a defined area (see Chapter 10) minus the roadway network shown on Exhibit 6-1, “Master Circulation Plan”.

3. Phasing of Community Public Facilities is described in Section 11.16 and illustrated in Exhibit 11-1.

INFRASTRuCTuRE – PuBLIC FACILITIES AND SERvICESChapter 5

5-1

Infrastructure – Public Facilities and Services - Chapter 5

August 2015

5.1 DOmeStic waterDomestic (potable) water will be supplied to the Harmony Specific Plan Area by East Valley Water District (EVWD). EVWD presently provides retail water service to approximately 27.7 square miles in their service area. Harmony’s average water demand is 2,283 AFY for domestic water and 1,322 AFY for irrigation water for a total of 3,605 AFY. Harmony lies within the eastern limits of the EVWD service area. There are no existing EVWD facilities adjacent to the project.

Potable water to serve the project will be supplied by a combination of sources that include 1) an extension of existing EVWD facilities located in Greenspot Road, 2) optional treatment of imported raw water from San Bernardino Valley Municipal Water District (SBVMWD) and 3) treatment of raw water from the North Fork Pipeline. On-site water supply, system hydraulics and facility planning are based on a conceptual plan prepared by RBF Consulting. The majority of Harmony exists at elevations above current pressure zones. At build-out it is anticipated that there will be five pressure zones as described in Table 5-1 and illustrated on Exhibit 5-1 “Water Pressure Zones”.

on Exhibit 5-2 “Master Water Plan.” Facilities needed to provide flow and pressure in conformance with EVWD and fire department standards include:

• Five storage reservoirs

• Transfer pump station at each reservoir site

• Four pressure reducing stations

• Raw water treatment facility (optional)

• Water distribution network

Domestic water system development standards include the following:

1. All water lines shall be designed per EVWD requirements, installed underground in accordance with the requirements and specifications of the California Department of Public Health, and inspected per EVWD standards.

2. The location of facilities shall conform to EVWD and California Department of Public Health standards.

3. Water conservation measures will be incorporated into all development within the Specific Plan area in accordance with SBVMWD and EVWD water conservation plans. Such measures include installation of water saving devices and systems for distributing non-potable water for irrigation where possible.

4. Any design of off-site facilities shall be coordinated with the affected property owners and EVWD.

5. The design of all water facilities shall provide fire protection to the satisfaction of the City of Highland.

6. Interfering portions of the Redlands Aqueduct will be relocated in a manner and location agreeable to Bear Valley Mutual Water Company.

7. Interfering portions of the Bear Valley Highline will be relocated in a manner and location agreeable to Bear Valley Mutual Water Company.

8. Portions of the Tres Lagos well, waterline and reservoir may be removed, relocated or an alternate source of water will be made available in a manner and location agreeable to owners of the Tres Lagos Mutual Water Company.

TABLE 5.1 WATER PRESSuRE ZoNES AT BuILDouT

PRESSuRE ZoNE

SERvICE ZoNE HWL ELEvATIoN*

PAD ELEvATIoN*LoW HIGH

1 1,820 1,980 2,100 2,070

2 1,980 2,145 2,260 2,230

3 2,145 2,305 2,420 2,390

4 2,305 2,470 2,585 2,555

5 2,470 2,630 2,745 2,715

* Elevations in feet above sea level.

Existing EVWD regional water facilities capable of providing service to Harmony are located approximately 10,000 feet westerly within Greenspot Road near the Santa Paula Street intersection. According to EVWD standards, Harmony will require 4.5 million gallons of storage, 4,900 gallons per minute pumping capacity and transmission water mains ranging in size from 8 inches to 24 inches. The domestic water system planned for Harmony is illustrated

5-2


August 2015

5.2 SewerSewer service to the Harmony Specific Plan will be provided by EVWD. EVWD presently provides sewer collection services to customers in their service area. There are no existing sewer collection facilities in the immediate vicinity of the Harmony Specific Plan. The closest existing sewer collection facility is located to the west in Greenspot Road approximately 10,000 feet from the Harmony Specific Plan. From this point sewage is carried in existing facilities westerly approximately 11 miles to the San Bernardino Regional Wastewater Treatment Plant operated by the City of San Bernardino. Harmony’s wastewater generation is 1.15 mgd. The existing EVWD collection facilities are not adequately sized to carry the wastewater generated from Harmony. EVWD has completed a new “Wastewater Collection System Master Plan” dated 10/18/13. The Master Plan explores a number of options for providing sewer service to Harmony. One option involves construction of a wastewater treatment facility within the Harmony project. The Specific Plan adopts this option for purposes of defining land uses and infrastructure. Should EVWD ultimately elect a different option there is no meaningful change to the Specific Plan. Wastewater generation, treatment plant sizing, system hydraulics and facility planning are based on a conceptual study prepared by RBF Consulting. According to EVWD standards, Harmony will install collection sewer mains ranging in size from 8 inches to 15 inches. Exhibit 5-3 “Sewer Master Plan,” illustrates the plan to provide sewer service for Harmony. Facilities needed to provide sewer service in conformance with EVWD standards include: sewage treatment plant, lift stations, force main and a collection network. Sewer system development standards include:

1. All sewer lines shall be designed per EVWD requirements, installed in accordance with the requirements and specifications of the California Department of Public Health

2. The location of facilities shall conform to EVWD and California Department of Public Health standards

3. A “Report of Waste Discharge” shall be submitted to and approved by the Regional Water Quality Control Board prior to recodation of the first tentative tract map (TTM) (except a TTM for financing purposes) for the Harmony Specific Plan

4. A Waste Discharge Permit and/or NPDES Permit shall be issued to EVWD by the appropriate authorities for the proposed sewage treatment plant prior to issuance of any grading permit for the Harmony Specific Plan

5.3 recycleD waterRecycled (non-potable) water will be supplied to the Harmony Specific Plan by EVWD should a wastewater treatment plant exist within the project limits. Currently there are no recycled water facilities within the EVWD service area. An on-site sewage treatment plant will produce recycled water for use within Harmony. Harmony’s average day recycled water demand is estimated to be 1.18 MGD (1,322 AFY). Recycled water will be used to irrigate landscaping in parks, school play fields (if permissible), streets, recreation trails, common areas and open space areas. Harmony will provide distribution and storage for recycled water in all five previously identified pressure zones. Exhibit 5-4 “Recycled Water Master Plan,” illustrates the recycled water service plan for Harmony. Facilities needed to provide flow and pressure in conformance with EVWD standards include: five storage reservoirs, transfer pump station at each site and four pressure reducing stations. Recycled water system development standards include:

1. All recycled water lines shall be designed per EVWD requirements, installed underground in accordance with the requirements and specifications of the California Department of Public Health, and inspected per EVWD standards

2. The location of facilities shall conform to EVWD and California Department of Public Health standards

3. Recycled water facilities shall be constructed per EVWD standards for supplying recycled water to eligible irrigated lands

4. Water conservation measures will be incorporated into all development within the Specific Plan area to include water saving devices and systems including the use of recycled water for irrigation where possible

5. Any design of off-site facilities shall be coordinated with the affected property owners and EVWD

5-3


August 2015

5.4 DrainageHarmony Specific Plan proposes a comprehensive drainage system intended to collect, convey and deliver storm flows in accordance with City of Highland requirements. The primary goal of the storm water management system is to prevent flooding and protect property by providing safe, effective site drainage. Harmony contains 8 tributary areas, see Exhibit 5-5 “Tributary Areas”, that are impacted by the Specific Plan ranging in size from 26 acres to 482 acres. Harmony generally receives storm water runoff from the foothills lying to the north and northeast. The runoff is conveyed through the site and ultimately reaches the Santa Ana River to the west or Mill Creek on the south.

The Harmony Specific Plan area has historically been used for agricultural purposes and most recently served as an earth borrow site for construction of the Seven Oaks Dam. Both these activities have altered natural drainage patterns and drainage characteristics for a significant portion of the project site. The two most northerly watersheds (A & B) entering Harmony (one known as Morton Canyon) are natural watersheds, remain unaltered and not included in the 8 watersheds mentioned above. Watershed “C” to the south originates just to the east of the Harmony boundary and discharges to the Santa Ana River. Watersheds “D”, “E”, “F” and “H” originate to the east or within Harmony, and exit into highly disturbed drainages that traverse agricultural lands before discharging into Mill Creek. Watershed “I” originates within Harmony then exits into a disturbed drainage within the above mentioned agricultural lands and also discharges to Mill Creek. Watershed “G” originates east of Harmony, a portion flows to a large existing desilting basin within Harmony and combines with the remainder of the watershed as it flows into Mill Creek. Watershed “J” originates east of Harmony and discharges into Mill Creek. A conceptual master plan has been prepared by RBF Consulting. Exhibit 5-6, “Drainage Master Plan” illustrates the drainage system planned to serve Harmony. The storm water management system generally consists of inlets, outlets, underground conduits and by-pass conduits. Drainage development standards include:

1. Drainage and flood control facilities and improvements shall be provided in accordance with City of Highland requirements and the Conceptual Drainage Plan

2. Storm drain facilities shall ensure the acceptance and disposal of 100-year storm runoff without damage to streets or adjacent property

3. Prior to approval of the first TTM (except TTM for financing purposes) a detailed hydrology study and hydraulic calculations shall be submitted to and approved by the City of Highland. The study and calculations shall define rates of storm water runoff for pre- and post development conditions, identify the size and location of proposed improvements and demonstrate compliance with the latest County of San Bernardino County MS4 permit

4. Prior to issuance of a grading permit containing lots which lie within Zone A (100yr flood plain) of the most current FIRM documents, the applicant shall provide evidence to the City of Highland that a Conditional Letter of Map Revision (CLOMR) has been received from FEMA stating that the completion of proposed improvements will remove the subject area from the flood plain

5. Prior to issuance of a building permit for residential, commercial, and other habitable structures for any area previously identified in Zone A of the FIRM documents, the applicant shall provide evidence that a Letter of Map Revision (LOMR) has been issued by FEMA for the subject area

5-4


August 2015

5.5 water qualityA Conceptual Water Quality Management Plan (CWQMP) has been prepared for the Harmony Specific Plan defining requirements and options for treatment of surface runoff in a manner to comply with requirements of the City of Highland. To mitigate potential impacts, this CWQMP prescribes a variety of facilities to provide incremental removal of urban pollutants. The applicant will comply with requirements of the National Pollutant Discharge Management Elimination System (NPDES) permit. The applicant will provide Best Management Practices (BMPs) to control discharges of pollutants into receiving waters. Plans for such improvements shall be approved by City of Highland.

The project will incorporate permanent post-construction LID implementation and site design BMPs, as well as treatment control BMPs to treat pollutants of concern. The selection, design, and implementation of BMPs will be based on the procedures described in the San Bernardino County Stormwater Program’s WQMP Technical Guidance. The BMP types that will be considered for the project will be evaluated as prioritized in the WQMP Technical Guidance and where feasible, including LID implementation and site design, treatment control BMPs, source control and pollution prevention. A summary of the BMPs that may be considered for the project as it is conceptually designed are listed below.

LID Implementation and Site Design BMPs

• Hydrologic Source Control

• Infiltration

• Harvest and Use

• Biotreatment

Treatment Control BMPs

• Sand Filter (inert)

• Sand Filter (specialized media)

• Cartridge Media Filter

• Hydrodynamic Separator

• Catch Basin Insert

5-5


August 2015

5.6 graDingGrading proposed for the Harmony Specific Plan is consistent with the City of Highland’s existing Hillside Grading Ordinance. Because of the unique and distinctive land uses proposed for the specific plan, a conceptual grading plan has been included which shall be used as a guide for the final grading design.

The following design standards are intended to provide guidelines and requirements for the conceptual grading approach. More detailed grading plans will be required as part of the approval of any Tentative and Final subdivision maps (except a TTM for financing purposes). In general, considerations while preparing a concept of the grading for Harmony are as follows: 1) the site generally slopes upward from the west to the east starting at 7% -10% until reaching a hinge point where the slope rapidly steepens, 2) grading for development is focused in the flatter terrain, 3) steeper terrain is preserved as natural open space or for agricultural purposes and 4) critical sensitive environmental habitat is protected. Exhibit 5-7 “Grading Concept,” illustrates the conceptual grading plan for Harmony.

Grading work shall be balanced on-site, and within adjacent development phases, if possible. If a development proposal does not include an entire Planning Area, then an overall conceptual grading plan for the entire planning area shall be provided.

The conceptual grading plan shall be used as a guide but not limit the design parameters of the final design and be submitted to the Planning Division and Engineering Department for review.

The conceptual grading plans for each Planning Area shall be referred to as the detailed grading plans are developed for each Planning Area.

The conceptual grading plans for each Planning Area shall include preliminary pad and roadway elevations. Grading plans submitted for review should include a plan for the mass grading and movement of large quantities of dirt from one area of the development to suitable sites to achieve a balance when possible. Rough grading plans should provide sufficient information to define the desired line and grade for each Planning Area.

Grading Plan development standards include:

1. A grading permit shall be obtained from the City of Highland.

2. All public streets shall have a minimum gradient of 1.0 percent.

3. Swales surrounding structures shall be in accordance with the California Building Code.

4. Prior to initial grading activities, a detailed geotechnical study shall be prepared to analyze on-site soil conditions and slope stability.

5. Slopes steeper than 2:1 and exceeding ten feet (10’) in vertical height may be allowed provided they are recommended to be safe in a Slope Stability Report prepared by a soils engineer or an engineering geologist and approved by the City of Highland.

6. In order to achieve flexibility and creative design solutions, plans for landscaping and irrigation plans will be provided as determined by the City Engineer.

7. Once landscaping and irrigation is needed, maintenance will be determined by the applicant or applicant’s agent.

8. Drainage structures such as brow ditches, terrace drains, swales, and miscellaneous drainage devices will be determined as needed by the project engineer for compliance with the California Building Code and City of Highland requirements.

9. In order to achieve an earthwork balance within any development phase, grading may encroach into an area of future development. Encroachment into these areas may involve the borrowing or temporary stockpiling of dirt to balance areas in the order of the project phasing. If such is the case, grading plans shall be prepared for this purpose and grading will be performed as directed by the soils engineer. The overall Conceptual Grading Plan for the project will be used as a guide for the overall project as well as any conceptual grading plans for an individual planning area. Any off-site grading will be as directed by the soils engineer and these Grading Plan development standards.

10. Graded land that is undeveloped shall be maintained weed free, and planted with material selected by the soils engineer, treated with soil binder, or other approved methods of soil stabilization, to prevent dust and dirt erosion. Planting with interim landscaping shall comply with NPDES Best Management Practices for wind and water erosion control

5-6


August 2015

5.7.5 Solid Waste

Burrtec Waste Industries Inc. and Cal Disposal Co., Inc. provides recycling and waste collection and disposal services to the City of Highland. These services can be provided to Harmony through extension of existing franchise agreements.

5.7.6 Parks

Harmony designates 833 acres for recreation and open space. This includes 110 acres of parks. 4.3 acres for a private recreation facility, 112 acres of community greenway, 535 acres of natural open space, and 72 acres of manufactured open space. See Section 4.3, Community Elements, Section 9.7, Park Systems, and Section 9.8, Open Space and Trails, for further details. The park plan for Harmony will include a combination of dedicated parkland and improvements to meet park requirements in accordance with Section 16.40.200 of the Highland Municipal Code.

5.7 cOmmunity facilitieS5.7.1 Schools

Redlands Unified School District (RUSD) is the school district serving the K-12 school needs of the Harmony Specific Plan. Harmony Specific Plan is located within the current Mentone Elementary School and Cram Elementary School attendance boundaries. Planning area 19A, 8 acres, is reserved for development of a new elementary school site to meet the needs of Harmony. Planning Area 19B, 5 acres, is proposed as a City park that will be used jointly by the school for playing fields. It is anticipated that most of the elementary- school-aged children living in the community will attend this new elementary school.

5.7.2 Police

The developers of Harmony Specific Plan will pay the City of Highland adopted impact fee for police services pursuant to the conditions of approval of any tentative tract map for development, subject to the provisions of the Development Agreement.

5.7.3 Fire

The developers of Harmony Specific Plan will pay the City of Highland adopted impact fee for fire protection facilities and equipment which will be used to fund the land acquisition and development costs for the new fire station. The Harmony Specific Plan provides a 1.5-acre site for a new fire station located south of Newport Road. Developers will work with the City on planning this site, subject to the provisions of the Development Agreement.

5.7.4 Library

The developers of Harmony Specific Plan will pay the City of Highland adopted development impact fees for libraries pursuant to the conditions of approval of any tentative tract map for development.

5-7August 2015

exhibit 5-1 water preSSure ZOneS

2305 - 2470 Service Zone


LEGEND




EMER

Ald

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FloRidA St

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5-9August 2015

exhibit 5-2 water maSter plan

Reservoir

Reservoir

Reservoir

Reservoir

Reservoir

pRS

pRS

pRS

pRS

Service 1980 - 2145

Service 2145 - 2305

Service 2305 - 2470

Service 2470 - 2630

SBvMWd (existing)

Bear valley Highline (existing)

Bear valley Highline (relocated)

tres lagos (existing)

Redlands Aqueduct (existing)

Redlands Aqueduct (relocated)

Morton Canyon Connector (existing)

LEGEND

Service 1820 - 1980

16”

16”

16”

16”

8”

12”12”

12”

12”

12”

12”

12”8”

10”

10”

10”

12”

12”12”

12”

12”

12”

Raw Water Treatment (Opt)

EMER

Ald

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Connects to existing water facilities to the west

5-11August 2015

exhibit 5-3 Sewer maSter plan

Sewer lift Station

LEGEND

Sewer Collector

Sewer Force Main

Sewer treatment Facility

15”

12”

12”

12”

12”

12”

8”

8”

8”

8”

8”

8”

8”

15”

12”

12”

8”8”

8”

EMER

Ald

AvE

FloRidA St

tRES lAgoS St

NEWpoRt AvE

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8”

5-13August 2015

exhibit 5-4 recycleD water maSter plan

LEGEND

Service 1820 - 1980

Reservoir

Reservoir

Reservoir

Reservoir

Reservoir

pRS

pRS

pRS

pRS

Service 1980 - 2145

Service 2145 - 2305

Service 2305 - 2470

Service 2470 - 2630

16”

16”

16”

16”

16”

16”

16”

16”

10”

10”

10”

10”

10”

10”

10”

12”

10”

8”

8”

8”

8”

EMER

Ald

AvE

FloRidA St

tRES lAgoS St

NEWpoRt AvE

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Garnet Bridge

gREENSpot Rd


5-15August 2015

exhibit 5-5 tributary areaS

LEGEND

tributary Area

B

CD

E

H

I

F G

J

A

EMER

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FloRidA St

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Garnet Bridge

gREENSpot Rd


5-17August 2015

exhibit 5-6 Drainage maSter plan

LEGEND

Storm drain

Storm drain (By-pass)

direction of Flow

low Flow System

drainage Boundary36”

36”

36”

36”

24”

36”

18”

24”

24”

60”

48”

54”

48”

48”

42”

48”

48”24”

36”

24”

60”

78”

54”

48” 48”

66”

66”

66”66”

42”

60”

60”36”

54”

54”

72”

60” 60”

Low flow system

EMER

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5-19August 2015

exhibit 5-7 graDing cOncept

EMER

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LEGEND

preliminary pad Elevations#

Final pad and street elevations will be determined during tentative map process,

Note:

2480

2440

2440

2380

2360

23402320

2350

22802240

23102300

2320

2300

2260

2250

22302200

2190

2110

2160

2200

2230

2220

2180

2150

2170

2160

21202050

2070

1980

20001950

1920

1860

1880

1900

1940

2170

2170

2200

2155

2145

21202150

2260

CIRCuLATIoNChapter 6

6-1

Circulation - Chapter 6

August 2015

6.1 circulatiOn cOnceptThe circulation plan for the Harmony Specific Plan addresses both on and off-site circulation requirements. The circulation plan also reinforces the goal of creating a pedestrian friendly environment. Provision is made for the safe and efficient movement of vehicular traffic through the community, as well as a safe environment for pedestrian movement and bicycle traffic. Reducing reliance on the automobile as a primary means of travel throughout the Specific Plan is a fundamental objective of the circulation plan.

Regional access to the Specific Plan area is provided by the 210 freeway, the 10 freeway, and State Route 38.

The primary existing transportation corridor serving Harmony is Greenspot Road, which provides access to the west and northwest areas of the project. Newport Avenue provides secondary access to Harmony from the southwest and southeast. The Specific Plan area is served internally by a network of major highways, secondary highways, and collector roads, all of which have been modified from the typical sections provided in the City of Highland’s General Plan. Typical sections are identified in the Specific Plan, along with several alternatives that may be used as site plans are prepared in the future. When feasible, these roadways have been designed as green streets, where swales handle water runoff. The layout of the backbone circulation system provides direct and convenient access to the community, creates view opportunities throughout Harmony, and encourages drivers to drive responsibly.

Sidewalks connecting residential neighborhoods with parks and community facilities are planned within the public rights-of-way of roadways within the Specific Plan area. An off-street multi-use trail connects residential areas to open space areas within the community and to off-site regional trails and recreational amenities. The network of sidewalks and multi-use trails planned for Harmony provides bicycle and pedestrian connectivity to all areas within the community and between Harmony and surrounding parks, recreational trails, open space, and activity centers.

“A good plan is like a road map: it shows the final destination and usually the best way to get there.”

—H. Stanley Judd, writer

6-2

Chapter 6 - Circulation

August 2015

An alternative for Modified Major Highway (B) has been developed and is also included in Exhibit 6-2, “Street Typologies”. In the alternative section, the total ROW remains consistent at 104’, but features an 8’ shoulder and 14’ travel lane in each direction separated by a 18’ median with a meandering swale with space for trees. The downhill slope side of the street includes a 10’ Class I Bikeway/Pedestrian Path separated from the curb by a 2’ graded area; the other side includes a 10’ Class I Bikeway/Pedestrian Path and 2’ graded area separated from the street by an 14’ vegetated swale and/or landscaped parkway and additional 2’ graded area.

6.2.3 modified Special Highway (C)

While Harmony Specific Plan currently does not designate any roadways in the Specific Plan area as Modified Special Highway C, the Plan includes this designation to provide flexibility for accommodating any future changes to the circulation system based on final site planning and design. Modified Special Highway C has a total ROW of 98’ which includes an 8’ shoulder and 14’ travel lane in each direction separated by a 24’ planting with a meandering swale. On one side of the street is an 8’ vegetated swale and/or landscaped parkway and 2’ graded area. The other side of the street features a 10’ Class I Bikeway/Pedestrian Path separated from the street by a 6’ vegetated swale and/or landscaped parkway and 2’ graded area; there is another 2’ graded area on the outside of the Class I Bikeway/Pedestrian Path. Exhibit 6-2, “Street Typologies” includes a typical Modified Special Highway C cross-section.

6.2.4 Collector (D)

The section of the Harmony road network that provides southwestern access to and from the Specific Plan area has been designated as Collector D. Collector D has a total ROW of 60’ which includes an 8’ shoulder and a 12’ travel lane in one direction and two 12’ travel lanes in the other direction. Both sides of the street include a 4’ dirt shoulder. Exhibit 6-2, “Street Typologies” includes a typical Collector D cross-section.

6.2.5 Collector (E) County Standard

Collector E includes a 66’ ROW with a 14’ travel lane in each direction and an 8’ shoulder, 5.5’ parkway, 5’ sidewalk, and 0.5’ graded area on both sides of the street. Exhibit 6-2, “Street Typologies” includes a typical Collector E County Standard cross-section.

6.2 maSter circulatiOn planGreenspot Road, designated a Major Highway in the City of Highland’s General Plan, provides access to Harmony’s northwest area and Newport Avenue provides access to the project’s southwest and southeast areas from the City of Redlands and unincorporated San Bernardino County, respectively. Any improvements to existing roads will be identified in the traffic study. Exhibit 6-1, “Street Sections Key Map” is a guide to typical locations where the illustrated cross-sections occur. Exhibit 6-2, “Street Typologies” illustrates the typical dimensions of Harmony’s street classifications; based on final grading, some sections may incorporate curbs and gutters as appropriate. The alignment of the internal circulation system planned for the Specific Plan area is approximated. Final alignments will be established as part of the City of Highland’s approval of tentative maps. Harmony will comply with the City of Highland’s sight distance criteria during final design.

6.2.1 modified major Highway (A)

Harmony Specific Plan designates the northernmost portion of Greenspot Road located within the Specific Plan boundaries as Modified Major Highway A with a total ROW of 104’. Greenspot Road will carry regional traffic to and from the Specific Plan area and will provide access to the Specific Plan area along the project’s western boundary. The typical Modified Major Highway A section includes two 8’ shoulders (one on each side) and two travel lanes in each direction (inside lanes are 14’ and outside lanes are 12’) separated by a 12’ raised median. One side of the street includes a 10’ Class I Bikeway/Pedestrian Path separated from the street by an 8’ vegetated swale and/or landscaped parkway and 2’ graded area. There is also a 2’ graded area between the bikeway and ROW line and 2’ graded area on the other side of the street adjacent to the ROW line. Exhibit 6-2, “Street Typologies” includes a typical Modified Major Highway cross-section.

6.2.2 modified major Highway (B)

The southwestern portion of Greenspot Road that is within the Specific Plan boundaries has been designated as Modified Major Highway B. This designation has a total ROW of 104’ including two 14’ travel lanes in both directions and a 12’ raised median (reduced from 18’ in the alternative section). On one side the graded area is increased from 2’ to 3’ and on the other side the vegetated swale and/or landscaped parkway is increased to 19 ‘ (from 14’ on the alternative section). The alternative still features a 10’ Class I Bikeway/Pedestrian Path with 2’ graded areas on both sides. Exhibit 6-2, “Street Typologies” includes a typical Modified Special Highway B cross-section.

6-3


August 2015

6.2.6 modified Collector (F-m)

The Harmony Specific Plan includes five Modified Collector cross-sections, referred to as Modified Collector sections F through M. Exhibit 6-2, “Street Typologies” includes a typical Modified Collector F-M cross-sections.

Modified Collector FModified Collector F applies to Harmony roadways in the northwestern portion of the Specific Plan area. Modified Collector F has a total ROW of 66’ which includes one 12’ travel lane in each direction and an 8’ shoulder on both sides. One side includes a 10’ Class I Bikeway/Pedestrian Path separated from the street by a 10’ vegetated swale and/or landscaped parkway and 2’ graded area; the opposite side only includes a 2’ graded area.

Modified Collector GModified Collector G includes roadways in the southern portion of the Specific Plan area. Modified Collector G has a total ROW of 80’ which includes one 14’ travel lane in one direction and two travel lanes in the other direction (12’ and 14’). One side of the street (adjacent to the community park) is an 8’ parking lane and 6’ parkway; on the other side is a 10’ Class I Bikeway/Pedestrian Path, and 2’ graded area, separated from the street by a 8’ vegetated swale and/or landscaped parkway and an additional 2’ of graded area.

Two alternatives have been developed for Modified Collector G; both alternatives maintain an 80’ total ROW. Alternative 1 has one 14’ travel lane in each direction separated by a 12’ raised median. On one side of the street (adjacent to the community park) is an 8’ parking lane and 2’ graded area; on the other side is an 8’ shoulder, a 10’ Class I Bikeway/Pedestrian Path, and 2’ graded area, separated from the street by a 8’ vegetated swale and/or landscaped parkway and an additional 2’ of graded area. Alternative 2 features three travel lanes: one 14’ travel lane in one direction and two travel lanes in the other direction (12’ and 14’). Adjacent to the single lane of travel is an 8’ parking lane and 6’ landscape parkway. On the other side of the street is 12’ vegetated swale and/or landscaped parkway and 10’ Class I Bikeway/Pedestrian Path buffered by a 2’ graded area on both sides. The difference between Modified Collector G and its alternatives is the direction of the slope.

Modified Collector H

Modified Collector H includes the central and eastern portion of the Harmony road network. Modified Collector H has a total ROW of 66’ which includes one 14’ travel lane

in each direction separated by a 12’ painted median. On one side of the street there is a 6’ landscape parkway and on the other side of the street there is a 6’ vegetated swale and/or landscaped parkway and a 10’ Class I Bikeway/Pedestrian Path with 2’ graded areas on both sides.

Two alternatives have been developed for Modified Collector H; both alternatives maintain a 66’ total ROW. Alternative one includes one 17’ travel lane in each direction. On one side is a 10’ vegetated swale and/or landscaped parkway; on the other side is a 10’ Class I Bikeway/Pedestrian Path and 2’ graded area separated from the street by a 10’ swale. Alternative 2 features one 14’ travel lane in each direction separated by a 12’ painted median. On one side of the street there is a 6’ landscape parkway and on the other side of the street there is a 6’ vegetated swale and/or landscaped parkway and a 10’ Class I Bikeway/Pedestrian Path with 2’ graded areas on both sides. The difference between Modified Collector H and Alternative 2 is the direction of the slope.

Modified Collector I

Modified Collector I has a total ROW of 66’ which includes an 8’ shoulder and 12’ travel lane in both directions. One side includes a 6’ parkway; the other side includes a 10’ sidewalk with 2’ graded area on both sides, separated from the street by a 6’ parkway.

Modified Collector JModified Collector J has a total ROW of 104’ which includes an 8’ shoulder and 14’ travel lane in each direction separated by a 21’ raised median. On one side there is a 10’ Class I Bikeway/Pedestrian Path and 2’ graded area separated from the street by an 8’ vegetated swale and/or landscaped parkway and additional 2’ graded area. The other side includes a 5’ sidewalk and a 2’ graded area separated from the street by a 10’ vegetated swale and/or landscaped parkway.

Modified Collector KModified Collector K has a total ROW of 80’ which includes an 8’ shoulder and 14’ travel lane in each direction separated by a 12’ raised median. Both sides of the street have a 6.5’ parkway, 5’ sidewalk, and 0.5’ of graded.

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Modified Collector LModified Collector L has a total ROW of 60’ which includes an 8’ shoulder and 10’ travel lane in each direction. Both sides of the street have a 6.5’ parkway. 5’ sidewalk, and 0.5’ graded area.

Modified Collector M (Typical and Alternative) The typical Modified Collector M section has a ROW of 88’ and includes one 14’ travel lane in each direction separated by a 15’ raised median and an 8’ shoulder, 9’ parkway, 5’ sidewalk, and 0.5’ graded area on both sides.

An alternative section for Modified Collect M has been developed to accommodate angled parking in the median. The alternative features one 14’ travel lane in each direction and a 6.5’ sidewalk and 5.5’ planting area on both sides. On both sides of the street, between the travel lanes and a 10’ raised median, Modified Collector M features a 13’ area designed for pull-in angled parking where the front of the vehicle is oriented towards the median; angled parking on the interior of the section creates a dynamic streetscene while serving the needs of potential future neighborhood commercial planning areas.

In order to best respond to the final site design and land use pattern of the Village Core, either alternatives may be applied in the project area without the need for a Specific Plan Amendment. Final alignments and street section application will be established as part of the City of Highland’s approval of tentative maps.

6.2.7 Local Collector (N)

Local Collector streets in Harmony have a total ROW of 40’ which includes one 14’ travel lane in each direction, a 10’ vegetated swale and/or landscaped parkway on one side of the street, and a 2’ graded area on the other. Exhibit 6-2, “Street Typologies” includes a typical Local Collector cross-section.

6.2.8 Local Streets

Public Local streets in Harmony have a total ROW of 60’, which includes one 18’ travel lane in each direction and a 6.5’ planting area, 5’ sidewalk, and 6” graded area on both sides. Private Local streets have a similar configuration, except the travel lanes are 14’ in each direction and the planting area is 6’, resulting in a total ROW of 50’. All cul-de-sacs and knuckles shall be designed in accordance with the City of Highland Standards.

6.2.9 County Collector Standard Q (off-site)

Off-site, Greenspot Road will have a total ROW of 66’ with a 14’ travel lane, 8’ shoulder, 11’ parkway, and curb and gutter on both sides of the street. Exhibit 6-2, “Street Typologies” includes a cross-section of Greenspot Road, off-site.

6.2.10 Driveways

Up to four single family detached houses can be served by one 16’ wide driveway if the end of the driveway is 150’ or less from the street from which the driveway is accessed. If a driveway is over 150’ long, it must be a minimum of 20’ wide, both sides must be red-curbed and posted with “No Parking Fire Lane”, and it must have a turnaround at the end. If a driveway is 400’ or longer, a fire hydrant is needed at the termination of the driveway and at the entrance to the driveway on the street from which the driveway is accessed.

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exhibit 6-1 Street SectiOnS Key map

A

J

J

J

J

J J J

J

JJ

J

F

B

G

D

H

H

H H N

N

F

F

I

Modified Major Highway A

Modified Major Highway B

Collector d

Modified Collector F

Modified Collector g


Modified Collector i

Modified Collector J

local Collector N

LEGEND

“Modified Special Highway C” is not shown on this exhibit.

Note:

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KL

M

Modified Collector K

Modified Collector l

Modified Collector M (typical or Alternative)

County Collector Standard Q

Q

E

H

Collector E County Standard

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exhibit 6-2 Street typOlOgieS

Modified Major Highway A

Modified Major Highway B (Alternative)

Modified Special Highway C

Where vertical curbs are not shown, all AC Pavement edge conditions will be contained within a 0” concrete curb.

Modified Major Highway B

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Modified Collector F


Collector E County Standard

Collector D

Modified Collector G

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Modified Collector G (Alternative 1)

Modified Collector H (Alternative 1)


Modified Collector G (Alternative 2)


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Modified Collector J

0 4 8 161" = 16'-0"



Modified Collector I

Modified Collector H (Alternative 2)

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Local Collector N

Modified Collector M (Alternative)

0 4 8 161" = 16'-0"

Modified Collector L

Modified Collector L

Modified Collector M

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60'

18' 18'6.5'5'.5' 6.5' 5' .5'

50'

14'6'5' 6' 5'14'

Local Street: Public

0 4 8 161" = 16'-0"

Local Street: Private

0 4 8 161" = 16'-0"

Local Street - Public

60'

18'7' 18'5' 7' 5'

50'

14'6'5' 6' 5'14'

Local Street: Public

0 4 8 161" = 16'-0"

Local Street: Private

0 4 8 161" = 16'-0"

Local Street - Private

0 4 8 161" = 16'-0"

Modified Collector Q Alternative

County Collector Standard Q (off-site)

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6.2.11 Streetscape

The streetscape concept for Harmony is designed to create an enjoyable, safe walking environment for pedestrians and to promote slower traffic speeds. This can be achieved through landscaping adjacent to streets within the Specific Plan area which combine the use of iconic trees, shrubs and ground cover adjacent to sidewalks to create a more intimate streetscape. See Chapter 9, Landscape Design Guidelines, Parks, and Amenities for more details related to Harmony’s streetscape plan.

6.2 SiDewalK pathS anD trailS

On- and off-street pedestrian and bicycle circulation will be available throughout Harmony by means of interconnected sidewalk paths and trails. These elements work together to seamlessly link residential neighborhoods to parks, neighborhood commercial, open space and community facilities. A comprehensive system of off-road trails connects to and complements the Class I Bikeway/Pedestrian Path network provided within the road right-of-way. In some cases, ten foot Class I Bikeway/Pedestrian Paths are separated from vehicular travel lanes by a vegetated swale and/or landscaped parkway. These paths are wide enough to accommodate both pedestrians and the casual bicyclist. Harmony’s trails are located off-street within the project’s community greenway system, parks, and natural open space areas, and are designed to provide recreational and transportation opportunities for bicyclists and hikers. Certain trails will also be designated for equestrian use and will provide a connection from the Santa Ana River Trail system to the northern trail system that links to the National Forest. Trails shall offer a wide range of experiences, from narrower single-use trails in the natural areas to paved multiuse trails in urban areas.

Trails shall connect to existing and planned trail systems where possible, and shall include staging areas, signage, and resting areas. Trails that are in the City of Highland shall be designed and constructed to be consistent with the City of Highland General Plan Conservation and Open Space Element policies and the Multi-Use Trail Master Plan, as well as the Community Trails Committee (CTC) Trail Guidelines. Trails that connect to the San Bernardino National Forest shall be consistent with the San Bernardino National Forest Land and Resource Management Plan and coordinated with San Bernardino National Forest Service. Trail dimensions will vary based on location, context, and the trail portion’s primary purpose. Final trail dimensions will be determined during tentative tract map approval. Exhibit 4-3, “Trails and Public Transportation” illustrates the pedestrian and bicycle connectivity system.

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6.3.1 Accessible Trails

Recreational opportunities throughout Harmony and connections to existing trails in the natural open space should be accessible. Where feasible, trails shall be designed and constructed to provide for universal access. Accessible trails must be a minimum of 5 feet wide and have maximum grades of 8.33 percent. Grades over 4.99 percent require handrails. Due to the steep natural grades of the site, it may not be feasible for many of the north–south trails to be accessible, especially for trails in the foothill and mountain areas north of the community.

6.3.2 Trail Types

The City of Highland General Plan defines two levels of trail use: (1) Low Use and Natural Area; and (2) Urban. For Harmony, two classifications of urban trails and one classification of natural area trails have been identified and are described below and in Table 6.1:

• Class I Bikeway/Pedestrian Path (Urban): Multiuse trails typically following a right-of-way alignment (but separated from the roadway by a vegetated swale); provide recreational opportunities for pedestrian, bicycle, and equestrian users.

• Multipurpose Trail (Urban): Multiuse trails typically located in the community greenway, the foothills, or natural open space/mountain areas.

• Hiking, Trekking, and Equestrian Trail (Natural Area): More challenging multiuse trails typically located in foothills and natural open space/mountain areas.

6.3.3 Trail Design Standards

The steep topography and alluvial soils of Harmony and its environs necessitate that trails are properly sited, designed, constructed and maintained to address drainage, erosion, and the potential for environmental impacts. It should be noted that most of the trails shown on Exhibit 4-3 in the

TABLE 6.1 TRAIL STANDARDS

TyPE SuRFACE WIDTHTARGET GRADE

Class I Bikeway/Pedestrian Path

Concrete 5’– 10’ 0–8.33%

multipurposeTrail

Firm, stable natural or natural-appearing surface 1

8’–12’ 0–8.33%

Hiking, Trekking, and Equestrian Trail

Natural material or base rock, natural grade

5’+ 0–12%

1. Manufactured trail beds will be made with decomposed granite amended with a soil binder.

Trail Terminology

Natural Open Space area of the property following existing trail alignments that were established over time by former owners and users of the site.

This section provides guidelines for siting, designing and constructing trails with natural materials. These guidelines are based on the United States Forest Service Trails Management Handbook (2008), Trail Design Guidelines for Portland’s Park System (May, 2009), and the County of Los Angeles Trails Manual (2011).

A. Setting and AlignmentTrail alignments shall be sited and designed so as to retain natural appearances and value of open space, to minimize impacts to natural drainages and existing vegetation, and to offer a range of enjoyable experiences. Techniques for achieving these goals are to:

• Avoid steep grades, sensitive habitat, and unstable or otherwise hazardous areas.

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• Follow contours.

• Minimize trail width.

• Frame views and traverse different habitat types.

B. Trail Grade• Trails should not exceed a 20 percent slope.

• Switchbacks should be used when trail grades are steeper than 12.5 percent for an extended length. Switchbacks should be long and gradual rather than short and steep.

• On trail grades greater than 5 percent, shallow ditches, water bars, crests and dips should be used as necessary to divert water from trails.

• Trail grade should be less than half the slope of the sideslope.

C. Trail Bed • Natural materials, such as native soil and

rock should be used to blend with the natural surroundings and minimize impacts to habitat and water quality.

• Trail cuts should be contoured to blend with natural side slopes.

• Backslope cuts should be determined based upon slope material. In sandy soil, backslopes should be 3 or 4:1 (horizontal:vertical). In loose, gravelly soils backslopes may be slightly steeper at 1.5 or 2:1.

• Trail benching should be determined with consideration to sideslope. The steeper the sideslope, the greater the bench and smaller the fill slope. On sideslopes of 10 to 30 percent, cut and fill should be balanced. On sideslopes of 30 to 50 percent, a quarter bench should be created.

• Outslope should be 2 percent for accessible trails, unless surface is crowned, and a minimum of 3 percent for all other hiking and trekking trails.

• Some steep slopes may require concrete swales for drainage and concrete chevrons in the trail bed to divert water from trail to engineered drainage facilities.

D. Drainage Crossings• Trails should cross drainages at-grade where

gradient permits. Rock armored drainage crossings should be constructed at drainage crossings.

• When bridging is necessary, free-span bridges should be used where possible. Where this is not feasible due to site conditions, bridge footings should be located above the actual flow line of the drainage. Jurisdictional wetland delineations shall be conducted prior to bridge construction, and permits shall be obtained as necessary.

Benching Diagram

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6.4 cOnceptual neighbOrhOOD cOmmercial acceSS

To order to be most successful, neighborhood commercial centers must have efficient access and be clearly visible from the street. In Harmony, Planning Area 20B, a 5.7 acre site in the southwest of the community, is designated for neighborhood commercial uses. Additionally, planning areas 20A (9.0 acres) and 20C (4.9 acres), both adjacent to 20B, are designated for Median Density Residential with a Neighborhood Commercial overlay. Conceptual access points to these planning areas, including median breaks, have been identified to illustrate how access could be provided; see the illustration on this page for an example of where the median breaks and access points (including right-in, right-out only) could be located. These access points and median breaks are provided for conceptual purposes only; final access and median break design shall be determined during tentative tract map approval.

6.5 public tranSit Bus service within Harmony will be provided by Omnitrans. The initial bus route will enter the project at Greenspot Road in the project area’s northwest corner and exit the project at Newport Avenue. Two bus stops have generally been identified in coordination with the transit agency. The first stop will be located along Greenspot Road, near the project’s northwest entrance. The second will also be located along Greenspot Road, near the Community Park (PA 44) and Neighborhood Commercial node (PA 20B). The bus stops will be curb-adjacent and may be designed as pull out stops. The timing of bus service will be determined by Omnitrans based on demand within Harmony. As the project develops overtime, bus service may be expanded within the community. Exhibit 6-3, “Trails and Public Transportation” illustrates potential bus stop locations in Harmony as well as the pedestrian and bicycle connectivity system within the Specific Plan area.

PA 20A

PAs 20B and 20C

Conceptual Neighborhood Commercial Access Points

Median Break

two-way access

Right-in/Right-out

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exhibit 6-3 trailS anD public tranSpOrtatiOn

Community park

Community greenway

Manufactured open Space

Natural open Space

Sidewalk path (5–10’ wide and located on one side of the roadway)

Multipurpose trail

Hiking, trekking, and Equestrian trail

Trails within Natural Open Space areas are primarily existing trails on the property, with connections to existing trails in the National Forest.

Note:

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potential omnitrans Bus Stop

Future trailhead at Existing Greenspot Road Bridge

Connects to Santa Ana River Trail

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Residential design guidelinesChapter 7

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Chapter 7 - Residential Design Guidelines

August 2015

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Residential Design Guidelines - Chapter 7

August 2015

7.1 IntroductIon The location of Harmony provides a key opportunity to connect the rich heritage of Highland’s past with its future, providing a strong framework for compatibility between new and existing development, and enabling the City of Highland to realize its overall General Plan vision.

The Harmony design guidelines have been prepared to ensure that this vision is achieved and implemented throughout the project site. This is achieved by providing planning, architectural, and landscape design criteria for the land uses and facilities within Harmony which will promote a quality development and an aesthetically pleasing living environment, while promoting environmental stewardship.

In addition, the Harmony design guidelines ensure implementation of the Specific Plan goals and objectives for development. Such goals include:

1. Incorporate sustainable features into all aspects of the community

2. Create a strong community identity for Harmony

3. Plan for a circulation system serving motorists, bicyclists, and pedestrians

4. Create traditional residential neighborhoods

5. Provide for a range of housing to meet the needs of a variety of economic segments

6. Develop a land use plan responding to environmental conditions of the area

7. Create a livable environment

The design concept integrates the environmental features of the site into the overall fabric of the neighborhoods. These environmental features, the topography, drainage courses, view opportunities, and the river, define the development enclaves, and become important unifying elements for the Harmony community.

Key elements of Harmony design include:

• A pedestrian-friendly circulation system

• A strong sense of neighborhood

• Traditional architectural character

• Provision of active and passive recreational activity areas that promote casual social interaction among neighbors

• A variety of housing opportunities to suit differing lifestyles

• A strong visual and physical connection with open space amenities

The overall guidelines focus on the integration of these elements into the Harmony community.

“When I’m working on a problem, I never think about beauty. I think only how to solve the problem.

But when I have finished, if the solution is not beautiful, I know it is wrong.”

—R. Buckminster Fuller, architect

How to use tHese guidelines:

sketches and graphic representations contained herein are for conceptual purposes only and are to be used as general visual aids in understanding the basic intent of the guidelines. they are not meant to depict any actual lot or building design. in an effort to encourage creativity and innovation, the guidelines express “intent” rather than “absolute,” thereby allowing certain flexibility in fulfilling the intended design goals and objectives.

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7.2 communIty recreatIon and common FacIlItIes

Harmony has been developed around the central idea of providing a variety of resident-friendly elements that will build a healthy and vibrant community dynamic. These elements include common recreational facilities such as pools, spas, a clubhouse, or other facilities as appropriate to the scale and activity of each neighborhood such as tot lots, pocket parks, or barbecue nodes. These amenities are designed as destinations within Harmony. Common facilities act as key character elements in these neighborhoods and provide connections within and between residential neighborhoods. The following elements must be considered when designing for such facilities:

The Parkhouse should act as the “center” of the community and should exhibit a high level of quality of design and attention to detail on all visible sides.

Community connectors such as improved open space, paseos, and trails should be landscaped in a manner that is consistent with the overall character of the community, and connect with The Parkhouse.

All architectural elements within the community center and common facility (community connectors), such as street furnishings, benches, lighting standards, and trash and recycling receptacles should be consistent with the selected overall character of the community.

The Parkhouse/Community Center shall include the following amenities:

• Pool

• Spa

• Sun deck

• Tot lot

The common facilities shall include the following amenities:

• Jogging/ walking paths/trails

• Natural open space

• Pocket parks

• Neighborhood parks

• Community park(s)

• Seating nodes

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7.3 neIghborhood PlannIng desIgn guIdelInes

7.3.1 site Planning Concept

The goal of the Harmony Specific Plan is to provide a community plan that integrates a variety of housing types into one neighborhood fabric. The benefit is two-fold: such integration not only creates a quality pedestrian environment by providing diversity and rhythm to the neighborhoods, but it also enables a broad market of buyers to purchase homes within the community.

Neighborhood residential components have several key attributes that add to the diversity within a community.

• Single-family detached neighborhoods may provide an incredibly diverse spectrum of home types, from conventionally-loaded homes to court-loaded enclave homes. The ability to mix-and-match these home types throughout a neighborhood allows for small, diverse pockets of single-family detached residential design

• Single-family attached neighborhoods often resemble small villages, with the buildings generally oriented around public spaces such as open areas and recreational amenities. Buildings often form linear edges or green courts, creating opportunities for pedestrian connectivity

• Multifamily attached neighborhoods often form the urban core of a community. Much like in single-family attached neighborhoods, these buildings are generally oriented around public spaces, such as open areas and recreational amenities

However, regardless of the housing type, it is not only important to consider the connectivity of that housing type within the neighborhood, but equally important to consider how the neighborhood as a whole fits into the overall fabric of the community at large. Typical conditions internal to the neighborhoods, as well must be considered, but the integration of the design and development of special conditions (including visible corners and perimeter edges) must be balanced as well. This lays the foundation for creating quality site design throughout the community.

Whichever the condition, all neighborhoods should be designed to include diverse, yet complementary homes, creating attractive streetscenes for the neighborhoods of Harmony.

7.3.2 site Plan design

A. View Considerations Careful building placement and street orientation can help protect privacy, views, and visual quality for new home residents throughout Harmony. Where feasible, lotting and building placement shall consider views of the mountains, as well as creating vistas to the Mill Creek and the valleys.

B. Gated NeighborhoodsGated neighborhoods, if any, are not required to have a street connection to an adjoining parcel unless necessary for secondary access, drainage, utility connections, and/or emergency egress.

HoW To uSe THeSe GuIDelINeS:

The following guidelines have been written to guide builders and architects in creating architecture which is consistent with the envisioned community. While many examples are provided, they do not serve as an exhaustive list of design solutions. Instead, sketches and graphic representations are intended to serve as visual aids in understanding the fundamental vision for the community, while providing room for individual interpretation and creativity, so long as the homes meet the overall community goals.

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C. Parcel Connections to Streetscape, Paseos and Open Space

Within Harmony, pedestrian pathways providing strong connectivity among the residential neighborhoods to various amenities are encouraged. These pathways can be located in paseos (greenbelt areas that are separate from the vehicular circulation system), or located adjacent to the community’s roadways. Together these pathways afford a strong pedestrian orientation to Harmony, providing the opportunity for alternative modes of travel.

D. Building Orientation for Multifamily Dwellings

Building orientation for multifamily dwellings is an important element in site design. Because of the nature of the housing type, most attached dwelling floor plans offer little (if any) private yard space. Therefore, the public areas become increasingly important as they provide the necessary outdoor space for recreation.

Where feasible, buildings should be oriented in a manner which creates open space pockets and opportunities for

recreational nodes.

Front entries, where possible, should face public edges, whether open space pockets, paseos, or streets.

interconnecting walkways between buildings are encouraged.

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7.3.3 Plotting guidelines Chapter 10, Development Regulations, provides the plotting standards for product plotting conditions. These guidelines should be referred to as a supplemental resource to the Plotting Standards component.

A. Floor Plan Variationsingle-Family detached dwellings

Single-family dwellings should be plotted in a manner which provides variety in scale and architectural massing within a block. Variety not only provides visual interest to the neighborhood design, but it also provides each home with an identity. To achieve variety at Harmony, several elements should be considered in the design of neighborhoods. Homes should offer a variety in plan forms, roof designs, materials, colors, garage orientations, outdoor living, and architectural-appropriate detailing and style.

1. each builder shall produce a minimum of three plans for each single-family housing type (different plans are defined as those with significant variation in floor plan, garage access, and massing);

2. Each of the floor plans must have a minimum of three different exterior elevations; and

3. For single-family detached homes, no more than two dwelling units with the same floor plan shall be plotted adjacent to one another, and the floor plans shall be reversed with different elevations and color schemes to avoid a repetitious street scene.

Multifamily dwellings

Attached dwellings neighborhoods should offer a mix of floor plans and building types. Building type is defined as a composition of floor plans with a building massing that is distinguishable from other buildings within the neighborhood. This includes, but is not limited to, buildings with stacked flats, townhomes of varying sizes and orientations, and a mixture of these unit types.

4. A minimum of two building types are required for each neighborhood, and

5. unit plans may be repeated between building types.

B. Privacy Privacy is an important consideration in residential site planning, especially when buildings are plotted with minimal side yards. Innovative site planning and design techniques should be used to preserve privacy while promoting social opportunities. In particular, windows of homes should be located to minimize visual intrusion on neighbors’ bedroom windows. Thoughtful and innovative site design techniques, including landscaping, should be incorporated where appropriate to provide privacy to residents.

7.3.4 Visible edges

Neighborhood identity is closely tied to its interaction with community streets, open space networks and edge conditions. To maintain the integral quality of Harmony, the thematic community streetscapes and open space edges along the perimeter of each development parcel shall be developed with care.

To activate the community streetscape and maintain a dynamic and aesthetic edge on open space corridors, the following edge conditions are required on visible parcel edges.

In cases where a non-front elevation of a building or home faces a visible perimeter edge, the elevation shall incorporate the elements listed below.

A. Varying Rear SetbacksRear elevations adjacent to visible perimeter edges should provide some undulation in the building placement and massing. This can be achieved through massing breaks or staggered setbacks between multiple homes:

1. Staggered wall planes on an individual house with a minimum 2’ offset, or

2. Staggered rear setbacks on adjacent homes with a minimum 2’ offset

Rear elevations may have no setback offsets when effectively complemented by sufficient landscaping.

Rear articulation

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B. Variation of Roof PlanesWhen appropriate to the architectural style of the home, a variety of roof forms is encouraged, including gable, cross-gable, hip and clipped hip elements, or shed roofs.

architectural enhancements

Rear or side elevations visible from perimeter edge conditions and single-family detached homes on corners shall be detailed to provide visual interest. elevations of multifamily buildings visible from perimeter edge conditions should be designed similarly to the other elevations of the building.

Select at least two of the following:

1. offset wall planes (Minimum offset: 2’)

2. Articulation

3. Roof plane breaks

4. one-story elements

5. Shutters on second-story windows

6. Introduction of accent building materials consistent with the front elevation

7. other similar features that provide enhancement to the visible side or rear elevations.

7.3.5 Refuse and Recyclable Material storage areas (Multifamily only)

1. A trash/recycling enclosure is required on-site. The receptacles and enclosure shall be of sufficient size to accommodate trash generated by the uses served.

2. All outdoor storage of trash, garbage, refuse, and other items or materials intended for discarding or recycling collection shall have a roof or cover and be screened from public view on at least three sides by a solid decorative wall not less than five feet in height, or alternatively, such material or design approved by the Planning Commission. The fourth side shall contain a solid metal gate maintained in working order and remaining closed except when in use.

3. The location of storage areas shall be conveniently accessible for trash removal by standard refuse disposal vehicles

4. Storage areas that can be overlooked from above should incorporate roof structures to screen the contents of the enclosure from view. Such roof structures should be designed to allow the doors of the refuse container to fully open

7.3.6 loading and service access

1. Service, loading, storage, and maintenance areas shall be screened from public view whenever reasonably possible.

2. No loading will be permitted from any public street adjacent to the site.

3. Service areas must be located and designed so that service vehicles have clear and convenient access and do not prohibit adjacent vehicular or pedestrian circulation or vehicular parking.

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7.4 archItectural desIgn guIdelInes sIngle-FamIly detached

7.4.1 introduction

The intent of the following architectural design guidelines is to facilitate the creation of a high-quality, pedestrian-inviting community. This can be achieved by creating diverse neighborhoods, with a cohesive sense of place. Not only do the guidelines ensure a high level of quality in function and visual appearance, but they also encourage architectural character that creates variety and compatibility, thus enhancing the community’s overall value.

7.4.2 Building Form and Massing

To provide rhythm and balance to the architecture of a dwelling, simple bold elements should be integrated into the design of each home. Several architectural elements are encouraged to meet this goal:

A. Vertical and/or Horizontal StaggerOftentimes a streetscene with numerous flat unarticulated walls creates an uninviting street presence. In effort to avoid this, the integration of an elevation style with vertical and/or horizontal stagger will limit the bulk of the building elevations. This is achieved by providing shadow and depth. Where consistent with the architectural style of the residence, the building design should feature vertical and/or horizontal stagger.

staggering wall planes limits the bulk of elevations

B. One, Two, and Three-Story FormsSome architectural styles lend themselves to tapered or stepped massing. This limits the bulk of the building. Where appropriate with the architectural style of the residence, combinations of one, two and three-story forms should be used to create variety in setback and building form.

C. Building SymmetryThe creation of variety along the streetscene is an important element for Harmony. Where appropriate to the architectural styles selected for the neighborhood, a variety of both symmetrical and asymmetrical plan forms are encouraged.

Where appropriate, a variety of both symmetrical and asymmetrical plan forms are encouraged.


The following guidelines have been written to guide builders and architects in creating architecture which is consistent with the envisioned community. While many examples are provided, these are not hard-fast solutions. Instead, sketches and graphic representations are intended to serve as visual aids in understanding the fundamental vision for the community, while providing room for individual interpretation and creativity, so long as the homes meet the overall community goals.

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D. Elevation StyleStylistic diversity can be provided through the mix of elevation styles. Architectural elements, such as building form, entry, roof, details, materials, and color should be consistent with each home’s architectural style, per the style sheets provided in the appendices.

7.4.3 Roof design

Homes within Harmony should incorporate elements that reduce visual height such as variety in roof forms, direction of slopes, and variety in ridgelines and height. These elements provide diversity and interest to the building form and neighborhood as a whole.

A. Roof FormA variety in roof forms should be used throughout the design of homes for Harmony. Such roof forms include:

• Gable (front and side)

• Cross gable

• Shed

• Hip

Where consistent with the architectural style of the home, the arrangement of different roof forms (including the introduction of porch roofs, dormers, bays, cross gables, and hips) are encouraged.

B. Roof PitchRoof pitch should vary with respect to the architectural style of the dwelling. While 3.5:12 – 6:12 are generally typical roof slopes, the introduction of other slopes is encouraged and should be consistent with the architectural style.

C. RidgelinesThe height and direction of ridgelines should be consistent with the architectural style of the home. Where appropriate, repetitious rooflines should be avoided. Instead, creating a variety of roof orientation and forms along a streetscene are encouraged.

Variety in roof form is encouraged.

Creating a variety of roof orientations and forms is encouraged.

D. Elevation StyleWhile a variety of roof design, treatment, and overhangs is encouraged, roof treatments should be consistent with the architectural style of the home.

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7.4.4 Outdoor living space

The homes within Harmony should be designed to complement the natural and programmed open spaces throughout the community, thus creating an inviting pedestrian environment.

A. Covered PorchesPorches are outdoor covered spaces usually located at the front entry of the residence. They not only help to provide a pedestrian scale element to the building massing, but also allow an area for residents to enjoy the outdoor climate while conversing with neighbors.

integral to the design

Where porches are provided, they should be designed as an integral element of the building with details, eaves, supports, and railings in keeping with the architectural style and other elements of the building’s design.

Covered elements

Porches shall be fully covered in one of the following ways:

• Roof element matching the residence

• Trellis structure

• Second-story balcony or overhang

Columns

Columns used in conjunction with porches should convey a sense of strength and support.

Minimum size

Covered porches shall be a minimum of 5’ deep (posts or columns can be included in this minimum area).

Wrap Porches

on corner lots or lots adjacent to open areas, porches that wrap the corner of the building are encouraged.

B. BalconiesA balcony is a projecting platform on the exterior wall of a building that is usually enclosed by a railing or balustrade. Balconies provide visual relief to the building mass and add human scale. Balconies are either cantilevered outward from the exterior wall or supported from below by columns or brackets, depending on the architectural style of the building.


Where balconies are provided, they should be designed as an integral element of the building with details, eaves, supports, and railings in keeping with the architectural style.

location

Balconies may be covered or open. They can be either recessed into the mass of the building or designed as a projecting element and can be located on any side of the dwelling.

Minimum size

In order to be usable, balconies should be a minimum of three feet six inches (3’- 6”) in depth.

decorative Balconies

The use of architectural enhancements such as decorative balconies is encouraged where appropriate to the architectural style of the building.

Columns

Columns used in conjunction with balconies should convey a sense of strength and support.

C. CourtyardsA courtyard is a ground level outdoor space, partially or fully enclosed on all four sides by the building or courtyard walls. The design of a courtyard is integral to the floor plan as it provides a transition from the public street to the private entrance of the home.


Where courtyards are provided, they should be designed as an integral element of the building; courtyard walls should be finished to match the house.

location

Courtyards may be located on the front, side, or rear of the dwelling, or can be internal to the floor plan.

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D. LoggiaLoggia is a covered outdoor space, generally defined by colonnades or similar elements. unlike a porch which generally serves as a focal point to the main entry of the home, loggias are used to provide covered outdoor space for multiple access points—similar to a terrace or lanai.


The design and location of the loggia should be integral to the design of the home. All materials and details of the loggia should match the architectural style of the residence.

location

Loggia can be designed on the first or second floor, and in the front or the rear of the home.

Columns:

Columns used in conjunction with loggia should convey a sense of strength and support.

7.4.5 architectural detailing

In keeping with creating a quality development, architectural detailing is a key element for home design in Harmony. The quality and appropriate use of detail elements is important and should be genuine to the architectural style of the dwelling. Architectural detail elements may include:

Railing

Wood or synthetic wood product, wrought iron, or tubular steel railing;

Brackets and Fascia

Wood, synthetic wood product, or stucco outlookers, brackets, fascia, dentils, and corbels;

trim, Headers, and sills

Wood, synthetic wood product, foam, or stucco trim surrounds, headers, and sills;

decorative Ceramic or Clay

Decorative ceramic or clay tiles and pipe vents, where appropriate to style;

grille Work

Decorative wrought iron grille work;

gable-end detailing

Decorative wood, synthetic wood, or foam gable-end detailing;

shutters

Wood or synthetic manufactured shutters – Bermuda shutters, plank shutters, louvered shutters; and

style specific elements

Other architectural style specific details.

A. WindowsGenerally, the location of windows is determined by the practical considerations of room layout, views, and privacy. Because windows play an important role in the exterior architectural character of the home, special emphasis should be given to the way in which windows are used for design effect.

Window style

The style and shape of windows should be consistent with the architectural style of the dwelling. Where appropriate to style and window form, use of multi-paned windows is encouraged.

Headers and sills

The design of header, sill and trim elements must be consistent with the architectural style of the residence.

7.4.6 Functional elements

A. Mechanical Equipment and MetersHomes should be designed with a focus on the architecture of the living and entry areas. To achieve this, special care should be taken so that mechanical treatment does not detract from the architecture.

1. Mechanical equipment such as air conditioners, heaters, evaporative coolers, radio antennas, and other such devices may not be mounted on any roof without Association approval.

2. Ground mounted air conditioning units visible to public view must be screened by walls or landscaping at least six inches (6”) higher than the unit and located away from pedestrian paths and project amenities, except when used in courts and lanes with limited or no screening.

3. Natural gas and electrical meters should be screened to be integral with the architecture of the home.

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B. Exterior LightingThe level of on-site lighting, as well as lighting fixtures, shall comply with any and all applicable requirements of HMC 16.40.160, lighting. energy conservation shall be emphasized when specifying any lighting system.

The style, color, and finish of exterior lighting fixtures shall be consistent with the architectural style of the residence. The angle and intensity of lighting should be strategically planned for mobility and safety at night and should not be used in excess of its purpose.

C. Accessory StructuresTo ensure cohesive design, casitas, guest houses, detached garages and other similar accessory structures should be compatible in design, materials, and color with the primary residence. Such structures should also visually relate to the main residence through the use of courtyards, garden walls, or other landscape elements.

7.5 archItectural desIgn guIdelInes–multIFamIly attached

7.5.1 introduction

The design of multifamily buildings is key in that they must meet higher residential densities while still conveying a sense of human scale. Such buildings tend to have larger building masses, but must relate to the neighborhood in a manner that communicates the familiar language of domestic architecture. Building typology and chosen architectural style should reflect the building’s location within the community.

All multifamily buildings, regardless of architectural style or building typology, should exemplify quality design. Building elements such as building form and massing, roof design, materials and color, garage design, detail elements, and functional elements should be consistent with the appropriate architectural styles and should complement those of surrounding buildings and land uses.

For style-specific applications of these elements, refer to the Architectural Style Sheets provided in Appendix A.

7.5.2 Building Form and Massing

A. Building Form and ScaleThe form of a multifamily building should be consistent with an appropriate architectural style, and provide relationships between buildings through architectural compatibility. Due to their nature as larger buildings, multifamily building design must be mindful of the relationship to, and impact on, adjacent neighbors. each neighborhood should include a collection of varied but complementary forms which creates a streetscene that is clear to navigate physically and visually. Buildings should relate to each other both horizontally and vertically.

Maintaining human scale is an important element in multifamily building design. This can be achieved through breaking up building shapes into multiple forms.


The following guidelines have been written to guide builders and architects in creating architecture which is consistent with the envisioned community. Sketches and graphic representations contained herein are intended to serve as visual aids in understanding the basic vision for the community, while providing room for individual interpretation and creativity so long as the homes meet the overall community goals.

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B. Mechanical Equipment and MetersMechanical equipment and meters should be visually concealed and designed to not detract from the architecture of a building. When possible, mechanical equipment for adjacent units should be arranged into groupings.

1. Mechanical equipment (air conditioning/heating units, etc.) should not be mounted on, or attached to, any sloped roof.

2. When mounted on flat roofs, mechanical equipment should be completely screened by parapet walls at least as tall as the equipment screened.

3. Ground mounted air conditioning units must be screened by walls or landscaping at least six-inches (6”) higher than the unit(s) and located away from pedestrian paths and project amenities, except when used in courts and lanes with limited or no screening.

4. Natural gas meters should be grouped and screened behind walls.

5. electrical meters should be ganged and located behind doors.

6. Screen walls and electrical enclosures should be designed integral to the project’s architecture.

7. All fire risers and fire related plumbing shall be installed in a fire riser cabinet or meter cabinet. Visible fire plumbing is prohibited.

C. Exterior LightingThe level of on-site lighting as well as lighting fixtures, shall comply with any and all applicable requirements of HMC 16.40.160 lighting. energy conservation shall be emphasized when specifying any lighting system.

The style of exterior lighting fixtures shall be consistent with the architectural style of the building. The angle and intensity of lighting should be strategically planned for mobility and safety at night and should not be used in excess of its purpose.

D. Accessory StructuresDetached garages, carports, and other similar accessory structures should be compatible in design, materials, and color with the primary building. Such structures should be visually related to the main building through the use of courtyards, garden walls, or other landscape elements.

B. Building HeightBuildings should incorporate elements that reduce visual height, such as:

1. Stepping down of building height at prominent corners.

2. large open balconies at building corners to provide negative space.

3. Reduced massing along pedestrian-oriented edges should be used to relate buildings to the pedestrian environment.

C. Elevation StyleThe choice of architectural expression must be primarily derived from the building typology (such as linear townhomes, and stacked flats). Architectural style should be honest and appropriate for the building typology. Architectural styles not compatible with building type or are not historical accurate to the building type should not be used.

7.5.3 garage design

1. Provide required covered parking spaces in garages or carports for each unit. See Chapter 10 Development Regulations for parking requirements.

2. Tandem garages may be used to accommodate covered parking requirements.

7.5.4 architectural detailing

Buildings should activate the street, utilizing elements such as canopies and awnings, stoops, plazas, and enhanced entries with porches, trellises or courtyards, where appropriate to building typology and architectural style, as transitional spaces between the “private” and “public” realms.

7.5.5 Functional elements

A. Exterior Stairsexterior stairs, when used, should be designed as an integral part of the architecture.

1. Stair guardrail design should be consistent with the architectural style of the building.

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7.6 lIghtIngThe intent of this section is to balance the goals of maintaining a small-village, rural atmosphere with the need to provide safe illumination. outdoor residential lighting shall be designed to balance the needs for safety and security with energy efficiency and nighttime ambience. An Overall Specific Plan Lighting Plan shall be reviewed by Staff and approved by the Planning Commission prior to the issuance of the first building permit in a planning area.

7.6.1 general Requirements

outdoor residential lighting in Harmony shall meet the following requirements:

1. energy conservation shall be emphasized when specifying any outdoor lighting system and all systems shall meet the requirements of Title 24, Part 6 Section 150.0(k)9.

2. lighting sources shall be shielded, diffused, or be indirect in order to minimize glare to pedestrians, motorists and adjacent open space.

3. lighting shall only be installed adjacent to buildings, walkways, driveways, or activity areas (swimming pools, spas, outdoor dining areas, equestrian barns, and other similar uses) and focal landscape areas located in close proximity to a residence or activity area.

7.6.2 Residential Buildings exterior Wall Mounted lights

exterior wall-mounted residential lighting shall meet the following requirements:

1. The style of exterior lighting fixtures shall be consistent with the architectural style of the building.

2. Building-mounted lights shall be installed below the eave line and no higher than 14 feet unless used to illuminate a second story entry eave, balcony, or outside stairway or door where in such case it shall be no higher than 8 feet above the floor elevation of the second story.

3. The amount of light projected onto any surface shall not exceed 5 foot-candles.

7.6.3 Pole or Bollard lighting

The distance separating lights on poles shall be a minimum of 35 feet except that:

1. Decorative lights located at the main driveway entrance to a residence may be located on opposite sides of the edge of the driveway surface.

2. low-level pedestrian walkway lights less than 18 inches high and not more than 5 foot-candles in intensity (except low-wattage light sources that do not require an electrical permit) are permitted.

Pole mounted fixtures shall be limited to 8 feet in height above finished grade.

7.6.4 security lighting

Security lighting is permitted but not required.

1. If security lighting is provided, it shall not be required to be located above the exterior of each front and rear door as required in HMC 16.40.160B.5.

2. All security lighting systems shall meet the requirements of Title 24, Part 6 Section 150.0(k)9.

7.6.5 Residential Parking areas

For residential parking areas, the project applicant shall submit a lighting and photometric plan for that phase for review and approval by the City of Highland Planning Division in conjunction with the submittal of a site plan.

3. The lighting plan shall include the amount, location, height, and intensity of parking-area lighting limited to the minimum necessary for public safety in order to reduce potential for light and glare and incidental spillover into adjacent properties.

3. The lighting plan shall also include a description and details of the proposed lighting fixtures.

4. The plan shall be reviewed and approved by the Police Department.

5. Residential parking lots with eight or more vehicles shall meet the requirements in Section 8.6.

neigHBORHOOd COMMeRCial design guidelinesChapter 8

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Neighborhood Commercial Design Guidelines - Chapter 8

August 2015

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8.1 guIdelInes For neIghborhood commercIal areas

8.1.1 introduction

The Neighborhood Commercial Design Guidelines within the Harmony Specific Plan assist in the guidance of commercial development in Harmony. This section guides the site planning, structure, and design of neighborhood commercial buildings so that they can best accommodate their desired use. Architectural details are then used to enhance the building, particularly on elevations that are highly visible from the public streets, giving it a more aesthetically pleasing façade, and tying it into the overall theme of Harmony. landscaping should then be used to highlight the positive features of a building and its site, while screening views of the negative features.

8.1.2 design Objectives

The design objective of this section is to concentrate architectural detailing towards areas of a building that are highly susceptible to public viewing, while concurrently promoting a shared environment through the use of courtyards and open space areas.

The intent of these design objectives is not to reduce the total amount of architectural detail and landscaping used, but to orient such enhancements in areas that result in more increased visual benefit for public view.

8.1.3 site design

The following concepts are intended to facilitate architectural quality and compatibility between a variety of buildings and uses within the commercial site, as well as with surrounding uses within Harmony.

A. Building Orientation1. Both the main vehicular and pedestrian entries

to the neighborhood commercial area from the street shall be enhanced with textured pavement, landscaping and accent trees, and appropriate lighting.

2. Pedestrian connections between neighborhood commercial buildings shall be convenient, direct, and well-lit for the user.

3. Building entries for vehicular and pedestrian use shall be clearly demarcated and easily accessible, and shall be designed to minimize pedestrian and vehicular conflicts.

B. Visible Edges1. Highly visible neighborhood commercial building

edges should be designed to provide a pleasant aesthetic, complementing the style of surrounding buildings.

C. Mechanical and Functional Equipment1. outdoor storage shall not exceed the height of

surrounding walls.

2. Ground mounted equipment, such as transformers and heating units, if otherwise visible to the public, should be screened with walls and/or landscaping.

3. No utility appurtenances shall be allowed directly within a pedestrian area.

8.1.4 general guidelines for Buildings

Neighborhood commercial facilities shall be designed and constructed to be of a high quality, with form, massing, and style that complements that of its surroundings. Horizontal and vertical articulation shall be used to visually reduce the massing of the structure.

Building form should exhibit a discernible base, body, roof line, and entry, with the colors and materials chosen supporting these key elements.

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Major architectural elements, such as building mass, roof type, height, entrances, openings, arcades, and other similar features should complement the architectural style and proportion of the building.

A. Massing and Articulation1. Building articulation shall be used to break up a

single, dominant building form.

2. The building entrance shall be clearly distinguishable and easily seen as a major focal point on the building.

3. expansive, un-articulated surfaces shall be avoided when visible from a public street. The use of varying textures is encouraged.

4. Building height should be reduced through vertical massing breaks that complement the style of the building.

5. Returns must terminate at a logical point and must be finished and treated on all exposed sides.

6. Articulation elements, such as insets and pop-outs, and horizontal and vertical elements will be used to give visual interest to buildings.

7. Massing elements and building projections shall relate to the proportions of the building.

8. Where used, tower elements shall relate to the massing of the building and architectural style proposed. Tower elements include architectural components that are higher than the adjacent building’s parapet or roof.

9. Roof forms shall be simple and complement the architectural style and internal organization and function of buildings.

10. Buildings should include at least one minor and one major focal point, utilizing changes in building forms, materials, or colors. Focal points may double as primary entry articulation.

11. The materials and colors used shall reflect those used in accompanying buildings, and be of an equally high quality.

B. Building Entries1. entries shall be designed as an integral part of the

building form.

2. Primary building entries shall be easily identifiable and emphasized through building massing, architectural elements, and material use.

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C. Pedestrian Access1. Pedestrian walkways, elevators, escalators, ramps,

and stairways shall be well-lit for safety.

2. To ensure the safety of employees, measures such as surveillance of arrivals and departures and parking areas monitored from an office/front desk may be included. Installation of any such security system shall be submitted to Highland Police Department for review and approval as required.

D. Architectural Detailing1. Careful detailing, such as expansion joints,

reveals, cornices, eaves, parapets, and window treatment, shall be used to provide an attractive elevation to all façades visible from public streets.

2. A variety of colors and materials shall be used throughout the building’s elevations.

E. Material and Color Use1. Materials and colors should be used logically,

with darker colors and/or “heavier” materials used on the base, “supporting” lighter colors and materials above it.

2. Subtle accent colors that complement the building’s color palette may be used to identify special areas or entries.

3. Materials shall wrap architectural elements in their entirety. Changes in materials along a building elevation should occur at inside corners or other logical point of separation.

4. Materials used shall be durable and long lasting.

F. Mechanical and Functional Equipment1. Mechanical equipment visible from the public

streets or pedestrian paths of travel shall be located as to be screened by the building’s architecture.

2. All new and existing public utility distribution lines of 34.5 KV or less within the boundaries of the development footprint shall be placed underground. This provision does not apply to open space or undeveloped areas of the Specific Plan.

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8.2 landscaPIngThe landscaping component of this section describes the minimum landscape requirements that shall be followed in the design of all public and private improvements within the neighborhood commercial areas of the Harmony Specific Plan. landscaping shall be used to promote the aesthetic character and value of Harmony and shall:

• Define, unify and enhance the public space;

• embellish and enhance private areas; and

• Screen views of parking, loading, service areas and utilities.

8.2.1 general landscape standards

In addition to the City of Highland’s standard landscape plans and specifications, HMC Section 16.40.309 Water efficient landscape requirements, State regulations, and the standards provided in Chapter 9 - landscape Design Guidelines of this specific plan, the following shall apply:

1. Any areas not designed for paving or building shall be landscaped and maintained.

2. landscaping along neighborhood commercial street edges shall be consistent with, and complement, the landscaping of surrounding uses along that street.

3. Neighborhood commercial landscape shall make use of street trees having a minimum size of 24” box spaced at regular maximum intervals of 40’ o.c., and with an informal clustered massing of trees with a minimum size of 15 gallons for accent in areas where applicable.

4. The perimeter landscape of neighborhood commercial areas shall reflect the character of Harmony and strengthen its community landscape theme, and at the same time, employ water conservation techniques to provide a sensible and complete landscape solution for the center.

5. Automatic irrigation infrastructure shall be permanently provided in all landscaped areas, except for those designed as basins for water quality purposes. Moisture-sensing and water-monitoring devices shall be used, in compliance with drought and water conservations standards adopted by Highland.

6. The use of drought tolerant plants, mulch, installation of drip irrigation systems, minimizing of impervious areas, and the designing of landscaped areas as shallow swales to retain irrigation water is encouraged, where feasible, to reduce water use.

7. Site features, such as bicycle racks, recycling bins, planters, and benches, should be designed as an integral part of the project.

8. A landscape and irrigation plan shall be submitted to the Highland for review and approval prior to issuance of building permits.

8.2.2 street Frontage landscape standards

landscaped areas along street frontages shall be appropriate to the scale, orientation, and the neighboring area. The design should be consistent with the architectural style of the adjacent development.

1. Setback areas shall be designed to create a visual statement utilizing both hard and soft features, such as unique plant materials, plan arrangements, earth forms and paving.

2. Plants shall be spaced appropriately to their mature size, to avoid the need for excessive pruning, reducing green waste.

3. The landscape under story is of equal importance to the tree canopy and shall be used to lend interest to the pedestrian and driving experience.

4. low water demand groundcovers shall be provided for a minimum of thirty (30) percent of the setback areas.

5. A maximum of fifteen (15) percent of the setback area may be groundcover.

6. Adequate lighting and signage shall be incorporated to enhance the facility’s ability to function.

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8.2.3 Parking lots

The following standards shall be applied to neighborhood commercial parking lot landscaping:

1. Neighborhood commercial parking areas should not block pedestrian access between buildings and the public street. These areas should be designed to allow for pedestrian through-connectivity, through the use of walkways with enhanced paving, trellis structures, and/or landscape treatments.

2. Trees located within parking lots shall be located within planters, with a spacing as determined by the City.

3. Planters shall have a minimum inside width of 5’, and be bounded by a concrete curb, unless intended to be used as landscaped swales for NPDeS water quality protection purposes.

4. An end cap planter, with a minimum inside width of 5’, should be provided at each end of all rows within the parking lot. Planters shall have a minimum length equal to the longest adjacent parking space, inclusive of curb.

5. Tree canopies in planters may not be lower than 7’ above the ground at maturity.

6. Additional landscaping in parking lot planters should not obstruct the ability for police or security to properly view the area.

7. A minimum 12-inch wide concrete “step out” shall be required within all landscape planters adjacent to all parking stalls. The “step out” shall be in addition to the width of the concrete curbing.

8. landscape island every eight spaces.

8.2.4 acceptable Plant Materials

The planting concept for the commercial portion of Harmony Specific Plan should be consistent with the concept for the rest of the community when feasible. See Chapter 9, landscape Design Guidelines, Parks, and Amenities for an approved plant palette for the community.

8.3 sIgnageCommercial sign guidelines for Harmony provide for corporate and business identity and individuality while maintaining a high level of quality and complementing signage located throughout the community.

Signs will be reviewed during the Highland design review process for their consistency with these guidelines, and the Harmony Specific Plan as a whole.

8.3.1 general sign Program guidelines

Commercial signage directly attributable to the neighborhood commercial portion of the community shall be regulated by a master sign program, and submitted to Highland for review in conjunction with building construction and approval. Submittals shall include drawings and details sufficient for review by Highland, including:

1. elevation(s) of the buildings for which signs are being requested, showing location, size, and layout of wall signs. elevations shall be drawn to scale indicating dimensions, attachment devices, and construction details.

2. Site plan of the site for which signs are being requested showing building and perimeter with location of proposed and existing ground-mounted monuments and pylons and elevations showing proposed design and dimensions of signs.

3. Section through letter and/or sign panel showing the dimensioned projection of the letter face and/or sign panel. The method of illumination shall also be identified.

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August 2015

8.3.2 general design Requirements

1. All signs should be designed to be appropriate with the scale and proportion for the buildings on which they are placed and the areas in which they are located.

2. All signs shall be designed to be aesthetically pleasing, and visually complement the style of the building on which they are located or identifying, as well as the community as a whole.

3. All permanent signs shall be used for the purpose of identification and direction only and only include the business name and/or logo. labels or advertising is not permitted on permanent neighborhood commercial signage.

4. Permanent ground-level signs are limited to the neighborhood commercial center or project identification monument and pylon signs, tenant identification monument signs, business directory signs, directional signs, and on-site regulatory signs. All ground-level; permanent signs are permitted under the approved Master Sign Program.

5. Sign colors shall be chosen for legibility and shall complement the style of the neighborhood commercial use and community as a whole. Substantial contrast should be provided between the color and material of the background and the letters or symbols for ease of reading in both day and night conditions. The sign panel background should be free of distracting details and decoration.

6. lettering should be designed and applied to avoid shadow distortions.

7. Sign materials shall be durable and of a high quality. Metal signs may be made of aluminum, brass, bronze, copper, or stainless steel and may be painted.

8. owners and/or tenants shall be responsible for the proper maintenance of their signs. Property owners shall routinely inspect signage within the neighborhood commercial site to ensure an attractive appearance at all times.

9. Street address signs shall be displayed for each building, as required by the City of Highland and the local fire authority.

8.3.3 temporary signs

1. Temporary signs include all non-illuminated signs that identify, or provide basic information about, future facilities, for sale/for lease opportunities and construction activities, or for special events. No other temporary signs are permitted.

2. Temporary signs, including panels, placards, or banners, are prohibited on the exteriors of commercial buildings, roofs, walls, or fences. Small temporary directional signs may be permitted for special events. Small temporary “space available” stickers may be permitted on building entry doors.

3. Temporary signs are not permitted at intersection corners or within ten feet of the street curb in the commercial area.

4. each commercial tenant is responsible for the removal of all banners, and other temporary signs by the end of the last day of the event.

5. Signs providing sales, leasing, and construction information are allowed and shall follow the guidelines from the Master Sign Program.

6. All tenants shall submit and receive approval from the City of Highland and landlord for all temporary signs.

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August 2015

8.4 bus sheltersThe visual appearance and design of bus stops and the allocation of bus stop amenities that enhance pedestrian comfort and safety play a significant role in the decision to use mass transit. Amenities may be provided to improve the attractiveness of mass transit as a means of transportation to and from the commercial areas, thereby reducing parking needs.

The design of bus stops shall be coordinated with omnitrans, or their applicable design standards, if provided. Shelters shall be designed with the following factors taken into consideration:

1. The durability and strength of materials.

2. The resistance of chosen materials and paint treatments to weather conditions, graffiti, cutting, fire, and other forms of vandalism.

3. Consideration of potential greenhouse effect during hot weather.

4. The balance of external lighting within the commercial area with that within the bus shelter.

5. Design which complements that of the commercial area.

6. Wheelchair accessibility within the shelter.

7. Inclusion of trash and recycling receptacles and newspaper boxes within the design.

8. Communications conduits for future use.

8.5 Walls and Fences Walls and fences within neighborhood commercial areas shall be consistent with those elsewhere in Harmony, as regulated in the Walls and Fences component of Chapter 9, landscape Design Guidelines, Parks, and Amenities.

Walls and fences construction shall complement building design with in the neighborhood commercial areas, and be constructed of community-appropriate materials, colors, and texture

1. Within the required front or street side building setback area, walls or fences shall not exceed four feet in height.

2. In the required rear or interior side building setback area, except as provided below, walls and fences shall not exceed six feet in height.

3. Screening walls from more sensitive land uses and for sound attenuation will be determined at the time of development and will be based on the required sound attenuation or need for visual screening.

8.6 lIghtIng The commercial area lighting component addresses the illumination of neighborhood commercial areas for the purposes of safety, security, and nighttime ambience, including lighting for parking areas, pedestrian walkways, architectural and landscape features, loading areas, and any additional exterior areas. An Overall Specific Plan lighting Plan shall be reviewed by Staff and approved by the Planning Commission prior to the issuance of the first building permit in a p lanning area.

1. A comprehensive lighting plan shall be prepared and approved in conjunction with the site plans submitted for approval to the Planning Commission. In addition, all plans shall be reviewed and approved by the Police Department.

2. exterior lighting within a parking lot, service area, or other intentionally lit area should be located and designed to minimize direct glare outside of the specific area.

3. lighting sources shall be shielded, diffused, or indirect in order to avoid glare to pedestrians and motorists. Lighting fixtures should be selected

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and located to confine the area of illumination to within the boundaries of the commercial area.

4. Pedestrian paths should be lighted by pole, directed up lighting, or bollard-type fixtures that are in scale with the pedestrian, typically no more than 16‘ for pole lights or 3‘ in height for bollards.

5. All lighting fixtures shall be designed to resist vandalism.

6. A balance of lighting for building users and lighting of architectural features should be emphasized to provide user-friendly interior and exterior schemes with the main consideration being the aesthetic effect of the lighting design.

7. Night lighting and security lighting shall be sensitively designed to ensure that no off-site glare is directed to neighboring uses and that the overall intensity of the site lighting is not excessive. The use of excessive nighttime security lighting is discouraged, with other security measures being considered, instead.

8. Skyward-directed lights designed to attract attention, such as searchlights or moving lights, are prohibited.

9. Street lights should be located between street trees to provide light that is uninterrupted by tree canopies.

10. Freestanding lighting styles shall be post, column, or double column types.

11. Building signs illuminated above or below by spotlights are permitted.

landsCaPe design guidelines, PaRks, and aMenitiesChapter 9

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Landscape Design Guidelines, Parks and Amenities - Chapter 9

August 2015

9.1 communIty-WIde desIgn guIdelInes

The overall character of Harmony is directly linked to its central community design philosophy. elements of community design, such as architectural character, landscaping, and vehicular and pedestrian flow will combine to contribute to the community’s overall image and identity.

The primary goal of the Landscape section of this Specific Plan is to create a community that motivates, educates and inspires residents and visitors alike and furthers their sense of connection to each other and their natural surroundings. Harmony should be a place that encourages people to explore not only the physical nature of the community, but its social fabric as well, and that challenges residents to interact and invest in their neighborhoods for the betterment of the entire community. To meet these goals, this chapter is based on three themes of connection:

Connecting the community to its natural surroundings

The community has well-thought-out and sensitive design when transitioning back to nature at interior and exterior community edges, such as community greenways and foothills. Native plantings are emphasized in community greenways, fuel modification zones, and natural open space areas and incorporated throughout the community. Conservation of resources, including water, soil, energy, and sensitivity to the environment drive the selection of plants.

Connecting the community to the agriculture landscape

The landscape celebrates the region’s agricultural heritage. Agricultural plantings contribute to the identify of neighborhoods and build community. Harmony will embrace agriculture through a prominent location where small-scale agricultural production will occur. In addition, selective entries and slope areas will incorporate agricultural plantings where feasible.

Connecting people to the landscape through education and recreation

The community landscape design promotes a healthy outdoor lifestyle, one that considers both physical and spiritual health in the way that it is designed, and a sense of intrigue and surprise as the residents explore the public spaces that provide opportunities for social interaction, active play, and passive meditation.

To create a community that considers all of these factors, the organization of the following community elements must be recognized for their significance and are further described in this chapter:

• Irrigation Practices and Design

• landscape Districts

• Tiered landscape Program

• Streetscape Design

• Community and Neighborhood entries and Monumentation

• Residential landscape Design

• open Space and Trails

• Park System

• View Preservation and enhancement

• Agricultural landscape Concepts

• lighting, Walls, and Site Furnishing

• Fire Protection Plan

• Master Plant Palette

How to use tHese guidelines:

The following design guidelines establish a hierarchy of the landscape design principles for Harmony and its surrounding roadways. All landscape plans, streetscape plans, and graphic designs with regard to community identity, neighborhood identity, or entry monumentation shall conform to the guidelines as set forth herein, and will be subject to review and approval by the City of Highland.

Careful attention is given to creating an appropriate and appealing landscape design to complement and enhance the overall character of Harmony.

“The smallest patch of green to arrest the monotony of asphalt and concrete is as important to the value

of real estate as streets, sewers and convenient shopping.”

- James Felt, chairman, NYC Planning Commission, New York Times (June 28, 1960)

9-2

Chapter 9 - Landscape Design Guidelines, Parks and Amenities

August 2015

9.1.1 general design guidelines

The guidelines in this section create and quantify the central design philosophy in a manner that applies to the entire community and provides design guidance relating to the project’s overall character. They are intended to create a strong, cohesive community identity through the use and repetition of consistent design concepts, practices, and details.

• landscape design shall emphasize the planting of long-lived plant species that are native to the region or well adapted to the climatic and soil conditions of the area, and shall de-emphasize the use of lawn.

• The landscape design should help create and reinforce the distinct character of various features within the natural and man-made environments.

• The landscape treatment of all areas shall emphasize the planting of shade trees in both formal and informal groupings throughout the community, and the use of noninvasive drought-tolerant plant materials where possible.

• Planting design (species, quantity, size, and spacing) within the fuel modification zones shall adhere to the fire protection guidelines. Planting outside of the fuel modification zones should consider these guidelines.

• landscape plans for any development shall consider service lines, traffic safety sight line requirements, and structures on adjacent properties to avoid conflicts as trees and shrubs mature.

• Street trees and trees planted near walkways or street curbs shall be selected and installed to prevent damage to sidewalks, curbs, gutters, and other improvements.

• The use of turf grass is encouraged in active use and residential areas only. Groundcovers and drought-tolerant grasses that require less water are encouraged in nonactive areas.

• Non-landscaped ground surface shall be covered with a 3-inch layer of mulch to improve water-holding capabilities of soil through reduced evaporation and compaction.

landscape Maintenance District (lMD) areas shall be defined by a concrete mow curb when adjacent to private property.

Turf areas shall be sized and shaped to optimize irrigation efficiency. Turf type and location shall be selected in the same manner as other plantings. Turf shall not be treated as a fill-in matter but rather as a planned element of the landscape. All turf areas shall be on separate irrigation zones.

All landscaping shall adhere to the City of Highland Water Efficient Landscape requirements to ensure water and maintenance efficiency, which promotes the use of low water use plants, runoff retention, and reduction of flooding through planting.

9.1.2 irrigation Practices and design

Irrigation for both public and private landscapes shall be designed to be water efficient and water wise. All irrigation systems shall be designed to properly water plant materials given the site’s climate and soil conditions. The following is a list of some of the guiding principals for an appropriate irrigation system design:

• All public areas and rights-of-ways shall have automatic irrigation systems and shall be compatible with recycled (non-potable) water systems.

• utilize a weather-based master irrigation controller system that employs current satellite weather data and a rain shut-off devise to ensure that the irrigation schedule is based upon actual “real time” plant needs. This allows for a greater level of control within the irrigation system and minimizes potential water waste.

• Where appropriate, utilization of point-irrigation (drip) systems is encouraged to allocate more efficient delivery of water to root systems and minimize runoff.

• The use of overhead spray heads is discouraged in small, nonturf applications. The use of point irrigation or a subsurface irrigation dripline root zone irrigation system negates overspray and reduces water waste.

• Spray systems shall have low volume (gpm) matched-precipitation heads.

• using recycled (non-potable) water in large, public open spaces is highly encouraged.

• All major trees groupings are to have an additional support irrigation system providing water to each individual tree utilizing a flush grade bubbler system on a separate valve in order to more efficiently manage water demand.

9-3


August 2015

9.1.3 tiered landscape Program

landscaping for Harmony shall follow a tiered planting concept as shown in General Tiered Planting Requirements Table (see Table 9-1). This concept shall be a consistent theme throughout the community from perimeter streetscape design to residential front yards. using different scales, forms, colors, and/or textures of plant materials tiered—or layered—planting visually increases the depth of planters and promotes interest and diversity. The application of tiered planting is required to enhance the visual character of the project by softening the appearance of walls and fencing along major community roadways. The tiered concept shall also be applied at the neighborhood level (along collector and local streets) and in front of individual residential units or multifamily housing projects. A selection of acceptable planting materials is found in the Master Plant Palette at the end of this chapter.

9.2 landscaPe dIstrIctsThe Harmony Specific Plan area has been divided into three landscape districts, each possessing a distinctive landscape character that contributes to the overall agricultural theming of the community while building neighborhood identity. The landscape district delineations shown below are provided for reference only. District boundaries, central theme selection, and each landscape district plant palette shall be refined and finalized during the tentative tract map approval process. Each landscape district is defined by a fruiting tree as well as a native tree that possesses complimentary features. Although fruiting trees are the namesake and signature for each district, they are planted only in select locations where their maintenance is ensured and where they can make a significant contribution to District identity. The native compliment, street trees, and other plants that compose each District palette build upon the intended character of the District while allowing for a more sustainable landscape. Planting selection in the Districts are not limited to these District plant palettes, but provide a suggested theme. The Master Plant Palette should be drawn from when selecting additional plants. The districts are described on the following pages and illustrated in exhibit 9-1, “landscape Districts.” exhibit 9-2, “Conceptual landscape Illustrative” shows distinct tree plantings for each district, as well conceptual landscape design for parks, the community greenway, open space, trails, and sidewalks.

taBle 9.1 geneRal tieRed landsCaPing

RequiReMentslaYeR desCRiPtiOn siZe

layer alow spreading groundcover (including turf or turf substitute) 1 under 12” height

layer Blow mounding shrub/groundcover (informal mass planting) 1

12”-30” height

layer C low hedge (formal - linear) 12”-30” height

layer dMedium shrub (informal mass or hedge)

24”-48” height

layer elarge shrub (informal mass or hedge)

42”-60” height

layer FVertical (growth habit columns rather than horizontal)

42”-72” height

accent strategically located specimens Varies

1. Groundcover material shall be permeable and be able to retain moisture in the root zone, as well as reduce dust and weeds.

9-4


August 2015

9.2.1 Citrus district

signature Agricultural tree: orange tree

native Compliment: California bay

street trees: Strawberry tree, Holly oak

Annual Celebration: orange Blossom Festival, Winter

The Citrus District also provides for a seamless transition from the existing agricultural landscape adjacent to Harmony. The vibrant district is full of plants that put on a colorful show. layers of glossy green foliage provide a rich backdrop for brightly colored flowers. The Citrus District is dressed to impress. See Table 9.2A for a list of a district plant palette.

taBle 9.2a landsCaPe distRiCt Plant Palette (CitRus)

BOtaniCal naMe (canopy spread noted for trees only) COMMOn naMe stReet tRee

distRiCt Palette 1: Citrus

arbutus unedo strawberry tree •

arbutus unedo compacta dwarf strawberry tree

Baileya multiradiata desert Marigold

Buxus sp. Boxwood

Cistus sp. Rock Rose

Citrus orange ‘Valencia’ Orange •

Feijoa sellowiana Pineapple guava

Helianthemum nummularium ‘Wisley Pink’ sun Rose

lantana montevidensis trailing lantana

lavendula dentata lavender

Punica granatum ‘nana’ dwarf Pomegranite

quercus ilex Holly Oak •

Rhaphiolepis indica india Hawthorne

thymus serpyllum Creeping thyme

Xylosma congestum shiny Xylosma

umbellularia californica California Bay

9-5


August 2015

9.2.2 Walnut district

signature Agricultural Plants: english Walnut, vines

native Compliment: Coast live oak

street trees: Chinese Pistache, Desert Catalpa, Holly oak

Annual Celebration: Grape Crush Festival, Fall

The Walnut District includes the northern neighborhoods on the east side of the project, which generally have steeper grades and are at higher elevations. elegant walnut trees line the main roads and punctuate the residential and public landscapes. Vineyards are also planted along the steep contours of the generous residential landscapes, providing a picturesque contrast to the walnut trees and preserve views of the mountains to the north and the valley to the south.

The wild beauty and charm of forest hillsides is reflected in the Walnut District. Mysterious treasures of Blackberry dance playfully with bushy elderberry, Wild Rose, and Wild lilac. Forest plants give way to Reedgrass, and waves of Sedge. See Table 9.2B for a list of a district plant palette.

taBle 9.2B landsCaPe distRiCt Plant Palette (Walnut)


distRiCt Palette 2: Walnut

Calamagrostis x acutiflora ‘karl Foerster’ Reed grass

Carex praegracilis California Field sedge

Ceanothus sp. Wild lilac

Chilopsis linearis 15-40’ desert Catalpa •

Fragaria californica and F. chiloensis Wood strawberry

Juglans regia 60’ english Walnut •

Juglans californica California Walnut

quercus agrifolia 40-70’ Coast live Oak •

Rhamnus californica Coffeeberry

Rhus ovata suagrbush

Rosa californica California Wild Rose

Rubus ursinus California Blackberry

sambucus nigra elderberry

9-6


August 2015

9.2.3 apple district

signature Agricultural tree: Apple

native Compliment: California Sycamore

street trees: California Sycamore, Flowering Cherry, london Plane

Annual Celebration: Apple Blossom Festival, Spring

The profuse blossoms of apple and cherry trees and the graceful twisting of Sycamore trees create an atmosphere of elegance in the Apple District. The Apple District encompasses the primary entrance to Harmony and the Phase I neighborhoods. The neighborhoods on the north are at higher elevations and well suited to the signature apple tree. Thickets of Snowberry and Concha lilacs mingle with gauzy Mountain Mahogany give way to bouquets of Yarrow, Rock Rose, and orbed Grape lupine. See Table-9-2C for a list of a district plant palette.

taBle 9.2C landsCaPe distRiCt Plant Palette (aPPle)


distRiCt Palette 3: apple

achillea millefolium Common Yarrow

Cercocarpus betuloides Mountain Mahogany

dymondia margaretae dymondia

Festuca glauca Blue Fescue

Fragaria californica and F. chiloensis Wood strawberry

Helianthemum nummularium ‘Wisley Pink’ Rock Rose

Helichtotrichon sempervirens Blue Oat grass

Heteromeles arbutifolia toyon

lupinus excubitus grape soda lupine

Malus domestica ‘Fuji’ & ‘golden delicious’ 20’ apple •

Mimulus aurantiacus sticky Monkey Flower

Platanus racemosa 30-50’ California sycamore •

Platanus x acerifolia 30-40’ london Plane •

Prunus serrulata 25’ Flowering Cherry •

Rhus ovata suagrbush

Rosa californica California Wild Rose

Rosmarinus prostratus (24”) Rosemary

symphoricapus albus Common snowberry

9-7August 2015

exhIbIt 9-1 landscaPe dIstrIcts

Apple District

Walnut District

Citrus District

legend

Parks

Community Greenway

Manufactured Open Space

Natural Open Space

EMEr

AlD

AvE

FlOriDA St

trES lAGOS St

NEWPOrt AvE

GA

rNEt

AvE

Exist

ing

Gre

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Garnet Bridge

GrEENSPOt rD

New Greenspot Bridge

“Modified Special Highway C” and “Modified Alternative Highway E” are not shown on this exhibit. See Exhibit 6-1 for further street section details.

Note:

Street SectionsjA

j

j

j

j

j j j

j

jj

j

F

B

G

D

H

H

H H N

N

F

F

I

KL

M

H

9-9August 2015

exhIbIt 9-2 concePtual landscaPe IllustratIve

legend GrEENSPOt rD

secondary entries:

» unique plant palette and design for each district » Grove-style plantings (where possible) » emphasis on color and character of

plant palette

Primary entries:

» Tree-lined streets to announce arrival » Accent lighting around monumentation » enhanced paving

Community greenway:

» landscaped pathways provide a walkable connection between uses » Safely conveys stormwater through the

community » Dedicated mitigation areas » Provide small gathering spaces » Multipurpose trail traverses through » Wayfinding signage » Canopy trees

View Preservation and enhancement:

» Provide North-South view corridors along canyons and streets » Pull natural landscape into

Harmony at community greenways and open space areas

Hiking, trekking, and equestrian trails:

» More challenging multiuse trails » Provides equestrian connections to

the north and south of Harmony » Natural material or base rock » Follows natural contours and

existing trails

Multipurpose trail:

» Firm, stable natural or natural-appearing surface » Recreation and transportation opportunity » Frame views and traverses different habitats

landscape districts:

» Three unique districts » Defined by a fruiting tree » Complimented by a native tree » Fruiting trees planted only in

select areas to ensure maintenance

neighborhood entries:

» Way-finding tool » Seemless visual link to primary

and secondary entries » Consistent with character of

landscape district

This exhibit and related annotations are conceptual in nature and subject to change.

Walnut DistrictApple DistrictCitrus District Primary Roadways/ParksNatural/Manufactured open SpaceParks/GreenwaysSidewalk/Trails

9-11


August 2015

9.3 streetscaPe desIgnlandscape design plays a crucial role in effective street design that goes beyond form and aesthetics. Streetscape connects neighborhoods, allowing a smooth circulation of both vehicular and pedestrian traffic. It addresses comfort, safety, security, and accessibility for residents and visitors. Streets in neighborhoods will be designed to be more enjoyable, walkable, and interactive to pedestrians. The streetscape hierarchy consists of two levels of streetscape design: perimeter streets, which provide overall circulation surrounding the Harmony community as well as neighborhoods, and neighborhood streets, which provide circulation within residential neighborhoods. Within these two categories are street types classified by overall roadway width, number of lanes, and sidewalks. (Please see Chapter 6, “Circulation”, for more information on classifications, as well as sections and key maps.)

Perimeter streetscapes/street-tree patterns shall be designed in a manner to complement and/or blend into the existing surroundings and shall adhere to the criteria set forth by the City of Highland. All street trees shall be selected from the fuel modification list within the master plant palette.

Neighborhood streetscapes shall be designed to provide a cohesive and hierarchal element tying the community together as a whole. Harmony’s streetscape design is illustrated in exhibit 9-3, “Streetscape Design”.

9.3.1 Perimeter streetscape design

Streetscape design guidelines establish a hierarchy for the landscape development along the surrounding roadways, as well as establishing a framework for consistency of design. The Perimeter Streetscape Design shall consist of the following elements:

• Modified Major Highway (Sections A and B)

• Modified Special Highway (Section C)

• Collectors (Sections D and e)

• Modified Collector (Sections F through M)

• local Collector (Section N)

The following concepts shall be included:

1. All perimeter landscape streets shall be planted in accordance with the Specific Plan design

2. Root barriers will be used, as necessary adjacent to walls, to discourage root growth invasion on pavement

3. Mature street trees should be pruned to allow visibility and provide fire protection

4. All trees and plant materials shall correspond with master plant palette and fuel modification where required

5. Background and screen trees shall be strategically planted behind sidewalks to help create a green backdrop supporting the street tree canopy and skyline presence

landscape development surrounding the community will help to establish its character, while maintaining consistency with the City of Highland. The following section discusses the perimeter streetscape design criteria for Harmony.

“Healthy streets create healthy neighborhoods.”

—Dan Burden (planner) Street Design Guidelines for Healthy Neighborhoods

9-12


August 2015

A. Modified Major Highway (Section A) Streetscape shall include the following:

1. A landscaped parkway and swale (see Chapter 6, Circulation for dimensions) with a row of street trees.

2. A 10’ wide sidewalk along one street side.

3. A 12’ wide landscaped median with low mass material such as succulents, vines, or rocks.

B. Modified Major Highway (Sections B and C)

Streetscape shall include the following:

1. A landscaped parkway and swale (8-18’ wide) with low mass material such as succulents, vines, or rocks.

2. A 10’ wide sidewalk along one street side.

3. A 24-28’ wide landscaped median planted similarly to the parkway.

C. Collectors (Sections D and E) Streetscape design shall include the following:

1. A landscaped parkway (5.5’ wide) along both sides of the street, or low mass material such as succulents, vines, or rocks (Collector e only).

2. 5’ wide sidewalks along both street sides (Collector e only)

3. 8’ wide shoulder on both sides of the street.

D. Modified Collector (Sections F through M)Streetscape for the modified collectors vary, but shall typically include the following:

1. A landscaped parkway and swale (4-12’ wide) with low mass material such as succulents, vines, rocks.

2. A 10’ wide sidewalk along at least one side of street.

E. Local Collector (Section N) Streetscape shall include the following:

1. A landscaped parkway and swale (4-6’ wide) with low mass material such as succulents, vines, and rocks.

9.3.2 neighborhood streetscape design

Neighborhood streetscape design within Harmony shall be consistent in character with the perimeter streetscapes and should help promote pedestrian circulation throughout each neighborhood. The Neighborhood Streetscape Design shall consist of the following elements:

1. All trees and plant materials shall correspond with the Fire Protection Plan where required (on file with the City) and the Master Plant Palette contained at the end of this chapter.

2. Tree, shrub, and groundcover plantings should be selected from the Plant Palette for the landscape district in which the street in located.

3. Mature street trees should be pruned to allow visibility and provide fire protection.

9-13August 2015

exhIbIt 9-3 streetscaPe desIgn (sectIon a)

Modified Major Highway (Section A)

Modified Major Highway (Section A Expanded)

9-15August 2015

exhIbIt 9-3 streetscaPe desIgn (sectIons b and c)

Modified Major Highway (Section B)

Modified Major Highway (Section C))

9-17August 2015

exhIbIt 9-3 streetscaPe desIgn (sectIons d and e)

Collector (Section D)

Collector County Standard (Section E)

9-19August 2015

exhIbIt 9-3 streetscaPe desIgn (sectIons F and g)

Modified Collector (Section G Expanded)

Modified Collector (Section F)

Modified Collector (Section G)

9-21August 2015

exhIbIt 9-3 streetscaPe desIgn (sectIons h, I and J)

Modified Collector (Section H)

Modified Collector (Section H Expanded)

Modified Collector (Section I)

Modified Collector (Section J)

9-23August 2015

Modified Collector (Section K)

Modified Collector (Section M Alternative)

Modified Collector (Section L)

Modified Collector (Section M)

exhIbIt 9-3 streetscaPe desIgn (sectIons K, l, m, and m alternatIve)

9-25August 2015

exhIbIt 9-3 streetscaPe desIgn (sectIon n)

Local Collector (Section N)

Local Collector (Section N Expanded)

9-27


August 2015

9.4 neIghborhood entrIes and monumentatIon

entry points leading into the community are essential in creating a sense of place and identity for Harmony. Community and neighborhood entry points shall use landscape design elements that consider the landscape and establish a basic hierarchy for entering each area of the community. The landscape design at the entrances shall reflect the community’s quality of life and provide continuity in neighborhood design. The following are methods through which this hierarchy and continuity are going to be established:

1. entry points shall be accentuated through an enhanced landscape of unique accent plant material including trees, shrubs and groundcovers.

2. Changes in height, texture and color of plant material will highlight visibility, provide a skyline treatment and enhance the entry process thereby introducing the overall landscape, direction and theme of Harmony.

3. enhanced accent paving may be used on community entrances to encourage vehicular traffic to slow down.

4. entry points may have thematic signage and markers for identity and emphasis. Their design shall reflect the overall character of Harmony, and provide unique elements to reflect the character of each District.

5. Wall treatments on entry points shall employ the use of rich colors and materials that ties in with adjacent architecture styles for character.

Four basic monument treatments are used to create the hierarchy of the entries and monumentation: the Primary Community entry and Monumentation, Secondary Community entry and Monumentation, Neighborhood Monumentation and Corner Monumentation/Icon Intersections. exhibit 9-4, “entries and Monumentation”, illustrates these design features. All entry monumentations shall company with the City of Highland’s Clear Sight Trilangle requirements.

9.4.1 Primary Community entry and Monumentation

The key entries leading into the community are located at two locations: the entry point at Greenspot Road and entry at Newport Avenue. The purpose of these entries is to announce the community identity and establish the design direction and theme throughout Harmony. The introduction of stylized plant groupings that reflect the recreational, educational, and agricultural themes within the landscape are central to the success of the District landscape themes (see exhibit 9-1). exhibit 9-5 provides an example of a primary community entrance.

A. Highlights1. Primary community entries shall suggest a

grander scale with tree-lined streets to announce arrival and enhance character and appeal that will inspire visitors and residents

2. All trees and plant materials shall correspond with streetscape list within the master plant palette

3. Architectural caps, trims and bases shall help delineate architectural detailing

4. Accent lighting should be placed around or on landscape/monumentation

5. Vehicular gates shall reflect and promote the central design theme of the community.

6. enhanced paving on entry ways accentuates community entries, slows vehicular movement and improve pedestrian mobility and safety

B. Method1. Where space permits, trees should be spaced in a

gridded pattern through parkways and medians. Where this is not possible, planting should focus on accent trees and swales with colorful planting and boulders.

2. A mixture of decomposed granite, decorative rock and boulders shall be used to create the ground plane within the entry and medians:

» Field stone and natural stone shall be placed as accent pieces within the median or parkways strips

» Stone finish and color shall be within a natural color palette

» enhanced paving shall be a mix of cobblestone and natural concrete bands

9-28


August 2015

9.4.2 secondary entry and Monumentation

These entries are located within each of the three landscape districts. The landscape design of districts shall make use of unique plant material such as accent agricultural-themed street trees along with themed monumentation to create a “scaled-down” version of the primary community entry, as well as to emphasize the landscape districts. This will provide both hierarchy and continuity throughout the community and within the landscape districts. Secondary entrances shall reflect specific landscape district plant palettes, and may include unique art to reflect the district character, and/or inviting resting areas with benches or seatwalls. Where possible, grove-style planting shall be used. When this is not possible due to limited space and fuel modification zone requirements, emphasis should be placed on the color and overall character of the plant palette. exhibits 9-6A, B, and C provide examples of secondary entrances for each landscape district.

9.4.3 neighborhood entry enhancement and Monumentation

Neighborhood entry enhancements and monumentation are created to signify arrival into key areas within Harmony. These entry elements are not to be placed at all entries of each of the various neighborhoods; their actual locations and design criteria will be determined during neighborhood lotting design process. These entry features are not intended to announce entry into each neighborhood, but rather to be minimal and provide a thematic element intended to be an information “way-finding” tool along with a subtle reminder of the landscape district. These elements will also help to create a “seamless” concept of community monumentation from the community level to the neighborhood level.

All neighborhood entry enhancements shall be consistent with the overall character of the landscape district in which they are located.

9.4.4 Corner Monumentation and icon intersections

A. Corner MonumentationCorner monumentation elements provide an opportunity to introduce significant project design features to prominent and important areas along the perimeter and within the interior of the project. This monumentation design should reflect the overall design theme of the community while respecting the setting and scale of adjacent and surrounding land uses. The conceptual corner monumentation for The Parkhouse is illustrated in exhibit 9-7.

B. Icon IntersectionsCritical intersections within Harmony are designed as round-a-bouts and will be a unique, iconic feature of the community. These intersections should have enhanced paving elements, softscape and corner monumentation that reflects, and further strengthens the landscape districts as well as complements the primary community entry ways. For large, prominent round-a-bouts, the fruit tree of the district palette in which the round-a-about is located should be planted in a small grove. For smaller round-a-bouts, a large specimen tree, selected from the Harmony plant palette should be located at the center. low concrete walls with signage for districts or Harmony can be located in the round-a-bouts as well.

9-29August 2015

exhIbIt 9-4 entrIes and monumentatIon

Primary Entry

Secondary Entry

Neighborhood Entry

Corner Monumentation

legend

Apple District

Walnut District

Citrus DistrictEM

ErA

lD A

vE

FlOriDA St

trES lAGOS St

NEWPOrt AvE

GA

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AvE

Exist

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Garnet Bridge

GrEENSPOt rD


icon intersection

9-31August 2015

exhIbIt 9-5 concePtual PrImary entry monumentatIon

Conceptual Plan View for Entrance off Greenspot Road

Final intersection design to be determined through site plan review process.

Note:

9-33August 2015

exhIbIt 9-6a concePtual secondary entry monumentatIon (Walnut dIstrIct)

Boulders/ornamental grasses within dry creek bed

Wrought iron archway with stone pilasters

California Walnut

Carex-sedge

Arroyo Willow

Cobbled sidewalk/textured pavement

Conceptual Plan View

Conceptual Perspective

Character Example Photos

9-35August 2015

exhIbIt 9-6b concePtual secondary entry monumentatIon (aPPle dIstrIct)

Arroyo Willow Tree

Stone wall with brick cap

Flowering Cherry Tree

Boxwood

Rock rose

Wrought iron gate

Lantana




9-37August 2015

exhIbIt 9-6c concePtual secondary entry monumentatIon (cItrus dIstrIct)

Xylosma shrubs

Remnant citrus orchard

Rock rose groundcover

Lavender alternated with crushed stone

River rock stone wall




9-39August 2015

exhIbIt 9-7 concePtual neIghborhood and corner monumentatIon (cItrus dIstrIct)

Neighborhood Entry: Conceptual Plan View

Corner Entry: Conceptual Plan View

Citrus trees

Lavender alternated with crushed stone

Low seat wall

Citrus trees

Lavender

Sun rose alternated with crushed stone


9-41


August 2015

9.5 neIghborhood landscaPe desIgn

The Harmony Specific Plan’s purpose in the residential landscape design application is to bring aspects of the community’s landscape districts into the individual neighborhoods. The Specific Plan allows for a variety in design to allow each neighborhood its own individual character, while at the same time ensuring that it fits into the overall scheme of the community and landscape districts. The following section addresses these neighborhood design principles.

one of the goals of this section is to enact a process that will create neighborhoods that stress cohesion in both scheme and scale. This cohesion will allow for connectivity within and between adjoining neighborhoods by addressing the larger, open space areas within a neighborhood in a manner that promotes physical action and social interaction. In addition, this process will address smaller, appropriately scaled and landscaped spaces, which enhance the neighborhood interaction experience at a more intimate level.

The neighborhood component has several key design practices that must be considered in order to achieve the goals that this section sets forth:

1. Size of trees and placement will be appropriate with neighborhood scale. opportunities for summer shade and sunlight penetration shall be considered

2. Screen and soften undesirable views while promoting and framing more desirable views and vistas that the community has to offer.

3. Planting within the residential landscape shall adhere to the fuel modification zone master plant palette where required

4. An overall theme of water conservation shall be represented throughout each neighborhood in the manner that the front-yard landscapes are to be designed and maintained

5. Drip irrigation principles are to be used where appropriate

6. Refer to the Master Plant Palette for exact plant types to be used within Harmony

9-42


August 2015

9.5.1 single-Family detached

The landscape design for traditional Single-Family Detached neighborhood developments shall serve the purpose of creating a “sense of place” and identity within each development.


1. each single-family lot shall be provided with front-yard landscaping with a permanent automatic irrigation system. At a minimum, appropriate size shrubs and trees shall be provided as landscaping materials. A variety of typical landscape designs shall be provided based upon each building type within the subdivision

2. Conceptual landscape and irrigation drawings for each development shall be submitted in conjunction with house construction plans. The plans shall be approved by the City of Highland

3. Trees shall be planted in informal clusters to create dynamic rhythm and avoid monotony of evenly spaced trees

4. Sizes of trees and placement will be appropriate with neighborhood scale. opportunities for summer shade and sunlight penetration shall be considered

5. Shrub design and layout should respect the “Tiered landscape” criteria previously outlined herein as well as the fuel modification zone requirements

6. Plant accent shrubs to highlight home entries

9.5.2 single-Family attached

The landscape design for the Single-Family Attached developments shall serve the purpose of a unifying element for all that live within that neighborhood.


1. open space and common area amenities are encouraged to help promote a sense of community and social interaction within each parcel

2. Typically, Single-Family Attached building layouts can produce landscaped planters of varying sizes

3. The location, configuration, and quality of the private open spaces for each unit are extremely important. It is highly encouraged to promote natural light penetration into these spaces to increase visibility and livability

4. Planter pockets need to be strategically located throughout the landscape to screen and soften undesirable views as required

5. When deemed necessary to improve the quality of private open space areas, the courtyard walls may be located adjacent to sidewalks or walkways

6. Trees should be strategically located to help mitigate any second floor window-to-window incursion and screen private open space at the ground level

7. Informal tree clustering will be placed on harsh sun exposures for shade and passive cooling during harsh summer days and creating opportunities for people places

8. Shrub design and layout should respect fuel modification zone requirements.


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9.5.3 Multifamily attached

The landscape design for the Multifamily Attached developments shall serve the purpose of a unifying element for all that live within the “neighborhood” created by the site plan of the development.


1. The site design should allow for a hierarchy of landscape open spaces from large gathering areas, to semiprivate open space, to smaller, more intimate spaces

2. open space and common area amenities are encouraged to create a sense of community and social interaction within each parcel

3. The location, configuration, and quality of the private open spaces for each unit are extremely important. It is highly encouraged to promote natural light penetration into these spaces to increase visibility and livability

4. Planter pockets need to be strategically located throughout the site to screen and soften undesirable views as required

5. When deemed necessary to improve the quality of private open space areas, the courtyard walls may be located adjacent to sidewalks or walkways

6. Trees should be strategically located to help mitigate any second floor window-to-window incursion and screen private open space at the ground level

7. Informal tree clustering will be placed on harsh sun exposures for shade and passive cooling during harsh summer days and creating opportunities for people places

8. Shrub design and layout should respect the “Tiered landscape” criteria previously outlined herein as well as the fuel modification zone requirements

9. Planting design should help to identify and support common areas, gathering spaces, and significant walkway intersections and bring attention to specific areas such as pedestrian crossings at roadways


9.6 natural oPen sPace A total of 535 acres of the site (or 32%) will be devoted to natural open space. These areas generally contain steeper slopes and canyons, and sensitive wildlife and habitat areas to be preserved (refer to exhibit 3-4). The majority of the natural open space provides a transition to the San Bernardino National Forest. This area contains an existing network of trails that have been forged over years of activity on the property. These existing trails will be integrated with the planned multipurpose trails in the developed areas of Harmony. The natural open space also includes approximately 47 acres of Riversidian Alluvial Fan Sage Scrub on the western edge of the property that supports the Santa Ana River Woolly Star. The Fire Master Plan provides specific requirements for fuel modification zones for development adjacent to natural open space. The Community Greenway system and parks will be landscaped to compliment or “harmonize” with the natural landscape. Please see exhibit 9-8, “Master Plan of Parks, Trails, and open Space” for further details.

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9.7 communIty greenWay system

A key design feature of Harmony is the Community Greenway System, which serves both environmental and recreational purposes for the residents of Harmony. First, the greenways area designed as a network of landscaped pathways that provides a “walkable” connection for the residents through landscaped areas to neighboring parks, school, and surrounding open space trails. Second, it also serves to convey stormwater that is generated both on- and offsite through the community in a safe manner. Taking advantage of this drainage feature to create pedestrian environments for this community not only will provide for aesthetic appeal throughout, but it will also create the opportunity for people to get outdoors and live a healthy lifestyle. And finally, the greenways include dedicated mitigation areas for restoring native habitat. The size and shape of the mitigation areas as well as planting and need for fencing will be determined through the permitting process with the wildlife agencies. Please see exhibit 9-8, “Master Plan of Parks, Trails, and open Space” for further details.

The following landscape design guidelines are suggested:

1. Greenways should provide for small gathering spaces where feasible, encouraging opportunities for social interaction among neighbors and promoting a healthy community

2. The multipurpose trail should run alongside an aesthetic landscape dotted with an assortment of trees and a variety of shrubs, groundcovers, and rockscape, creating a more sensory experience

3. Wayfinding signage shall be easily visible and harmonious with the community theme design

4. A variety of canopy trees shall be strategically located to provide a “shade oasis” at specific intervals and seating node locations to add comfort for pedestrians using the paseo

9.8 ParK systemsThe community of Harmony will offer a variety of recreational park spaces at various scales. The parks are located strategically to maximize accessibility by all of the community. They are also positioned to allow access to surrounding natural open space, the San Bernardino National Forest, Mill Creek, The Parkhouse, and adjacent elementary School.

The City of Highland’s General Plan and Park District ordinance set a standard of 2.5 acres of parkland per 1,000 residents. Based on the maximum number of units allowed within Harmony, a total of 30.96 acres of parkland will be required to serve the community. of this nearly 31 acres, approximately 25 acres must developed, active park space and approximately 6 acres may be in undeveloped, natural park space. The Specific Plan identifies the park system that will met the City’s standards. Final park sizes, improvements, and park credit received from the City will be determined during the TTM stage of the development process. Please see exhibit 9-8, “Master Plan of Parks, Trails, and open Space” for further details.

Four different types of parks will be developed within Harmony: one Community park, two Neighborhood parks, ten Pocket parks, and two Vista parks. In addition to the recreational opportunities at each park, Harmony will also contain The Parkhouse, which will be a private recreation center with swimming, tennis, indoor recreation rooms, and event facilities. each of the park types is further described below, along with conceptual site plans (see exhibits 9-9, 9-10, and 9-11).

9.8.1 Community Park (Pa 44)

A 83.7-acre Community park is located along the southern edge of Harmony and provides an opportunity for larger recreation activities. Following the City of Highland’s General Plan, this community park will have ample space for active recreation, including playgrounds, sports fields, picnic areas, facilities, and trails. The Community park will contain a trail system that connects to the future Santa Ana River Trail via the off-site Garnet Bridge. A designated equestrian trail will be provided along the edge of the Park to facilitate access for equestrians to enter Harmony and travel up the equestrian trails into the northern natural open space areas.

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Another key feature of the Community park is Granite Hill. This is an existing granite rock formation that will become part of the recreation system. existing trails wind along the rock formation and may be enhanced and preserved for use by Harmony residents and visitors. This park will also provide access to Mill Creek, which is a local recreation favorite for weekend hiking, picnics, and water play.

exhibit 9-7, Conceptual Community Park Design, provides an initial park design concept that reflects the type of recreational amenities that may be provided. Final park design and facilities will be determined during the TTM process.

The following concepts are suggested:

1. Site furnishings such as picnic tables, barbecues, benches, waste receptacles, and other site amenities should be provided at activity nodes such as soccer and baseball fields

2. Picnic tables and benches shall be set on concrete surface or decomposed granite surface with soil binder. each picnic table shall have accompanying trash and recycling receptacles

3. All trees and plant materials selected shall correspond with master plant palette

4. Vertical trees shall be planted for visual screen and privacy of adjacent neighbors. Trees shall have a minimum of 15-gallon size to provide opportunities for shade and seasonal change for accenting

5. Massing of shrubbery is encouraged along the perimeter of the wall or slope

6. Lighting, if provided on fields, shall be directed downward, and full cut-off shields shall be utilized to direct light only onto sports activity areas to minimize impacts to surrounding residential uses only where immediately adjacent to residences

9.8.2 neighborhood Park (Pa 19B)

A neighborhood park (PA 19B) is provided in Harmony and will offer an opportunity for shared recreation between neighbors, thereby fostering relationships and building a healthy community. The landscape design allocates spaces for activities where both passive and active recreation come together.

PA 19B is a 5-acre Neighborhood park located adjacent to a planned elementary school site and The Parkhouse. Together, these three uses will be the community hub. They will be conveniently accessed by all residents through sidewalk paths along streets and multipurpose trails located in the Community Greenway. This Neighborhood Park is planned as a joint use park with the elementary school. Recreation facilities will be shared by the school and residents via an agreement with Redlands Unified School District. The park may contain basketball fields, a tot lot, and picnic areas. exhibit 9-10, Conceptual Neighborhood Park Design-PA 19B, provides an initial park design concept that reflects the type of recreational amenities that may be provided. Final park design and facilities will be determined during the TTM process.

The following landscape design guidelines are suggested for the Neighborhood park:

1. overhead structures such as trellises, arbors, and archways shall have opportunities for shade. Their design shall tie in with the community’s character and theme

2. Site furnishings such as picnic tables, barbecues, benches, waste receptacles, and other site amenities will harmonize with the neighborhood’s theme

3. Picnic tables and benches shall be set on accessible surfaces. each picnic table shall have accompanying trash and recycling receptacles

4. Signage shall be easily visible and be harmonious with the community theme design

5. All trees and plant materials selected shall correspond with the master plant palette

6. Vertical trees shall be planted for visual screen and privacy of adjacent neighbors. Trees shall have a minimum of 15-gallon size to provide opportunities for shade and seasonal change for accenting

7. Massing of shrubbery is encouraged along the perimeter of the wall or slope

8. lighting shall be directed downward to minimize impacts to surrounding residential uses

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9.8.3 Pocket Parks

A total of ten pocket parks will be distributed along the primary Community Greenway, serving the neighborhoods within the Citrus District. The small private parks are located at the terminus where the neighborhood entry roads (roadway section J) connect to the local roads internal to each planning area. These pocket parks will be a key entry feature and convenient gathering spot for the neighborhoods they serve. They are suitable for tot lots, benches, picnic tables, and open turf area for play. Pocket parks will be conveniently accessible by walking and bicycling and will connect to the multipurpose trail system located in the Community Greenway.

9.8.4 Vista Parks

Two small Vista parks are provided on the western edge of Harmony within the Apple District. They overlook natural open space and provide long-range views or vistas of City lights to the west and south and mountain ranges to the north. They are planned as passive parks, with opportunities for small gatherings or individual reflection.

9.9 vIeW PreservatIon and enhancement

Harmony is sited at the foothills of some of the most dramatic mountains in Southern California, above the distinct Mill Creek corridor and cities below. For these reasons, preserving existing views and creating new views and vistas is essential at Harmony.

Harmony’s landscape planning shall consider views into Harmony from surrounding areas, including the city below and the mountains above; internal views within the community; and views from the community into surrounding areas.

Specific strategies for preserving views include:

1. Providing north–south view corridors along canyons and street corridors that lead from the mountains to Mill Creek

2. Framing views of attractive natural and built environments from roadways, trails, and parks

3. extending the agricultural landscape into the streets and neighborhoods of Harmony

4. Pulling the natural landscape into Harmony at community greenway and open space areas

5. Ensuring that the fuel modification zone landscape, where required, is attractive and well integrated with surrounding landscapes

6. Planting the neighborhoods at higher elevations with low-growing grape vines

7. Maintain vistas to surrounding hills and retain a sense of openness

8. Through the use of vegetative plantings and/or buffers, visually screen views of maintenance facilities, storage yards, and other facilities or structures that may detract from scenic quality

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exhIbIt 9-8 master Plan oF ParKs, traIls, and oPen sPace

Community Park

Community Greenway

Manufactured Open Space

interpretive Station

Natural Open Space

lookout Point

Staging Area/trailhead

Sidewalk Path (5–10’ wide and located on one side of the roadway)

Multipurpose trail

Hiking, trekking, and Equestrian trail

Trails within Natural Open Space areas are primarily existing trails on the property, with connections to existing trails in the National Forest.

Note:

legendFuture trailhead at Existing Greenspot Road Bridge

Connects to Santa Ana River Trail

Neighborhood Park

vista Park

Pocket Park

neighborhood Park (PA 19A):

» Joint-use park with elementary School » Sports courts » Tot lot » Picnic areas

Vista Parks:

» overlook natural open space » Passive recreation » Small gathering places » Individual reflection

Community Park (PA44). Also see exhibit 9-9:

» Playgrounds » Sports fields

» Picnic areas » Trail system with connection to Santa Ana River Trail » equestrian trail on southern edge » Celebration of Granite Hill

Pocket Parks:

» Tot lots » open turf play areas » Picnic benches

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exhIbIt 9-9 concePtual communIty ParK desIgn—Pa 44

Parking one side of street

Fire Station1.5-AC

Meandering park trail

Shade structure

Playground

Equipment storage

Challenge course or Skate/BMX Park

Shade structure

Shade structure

Trail connection

Picnic/BBQ area

Picnic area

Combination Restroom

and Snack bar

Open turf overlay in place of one ballfield

Nature interpretative stations

Existing land form to remain

120 space parking lot

Shade structure

Adult baseball field

For Community Park (Pa44) context, see exhibit 9-8.

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exhIbIt 9-10 concePtual communIty ParK desIgn—Pa 19b

ThE PARkhOuSE4 AC

20 space parking lot

Playground

Basketball courts

Restroom facility

All purpose sports field

SChOOl SiTE8 AC

Picnic/BBQ Areas

Shade structure

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9.10 agrIcultural landscaPe concePts

The agricultural character of the community will be apparent by the landscape from the agriculture-inspired streets that will portray an agricultural character only in aesthetics. This section provides general standards for the agricultural landscape, followed by specific standards for the Agricultural Park, streets, private residential properties, and public parks and transition zones.

1. Minimize conflicts between agriculture and other adjacent uses by establishing buffers and using fencing as appropriate, and by broadly disseminating information about seasonal agricultural operations

2. Produce grown at Harmony should be produced using materials and practices that enhance biodiversity, biological cycles, and soil biological activity; minimize adverse impacts on health, safety, wildlife, water quality and the environment; and integrate the parts of the farming system into an ecological whole

Any agricultural production areas shall have a mechanism in place for ongoing management of operations. Table 9.3 describes a variety of options for management of agriculture uses. Table 9.4 describes standards for agriculture in parks, referencing suggested size, features, and necessary utilities and access.

taBle 9.4 agRiCultuRe standaRds

Purpose small to mid-scale production; typically entrepreneurial

size 1/2 to 1 acre minimum

slope

Crop selection should consider slope. a 10% maximum slope for most crops is recommended. terraced planting should be considered if slope is greater. trees and vines recommended for steeper slopes.

shape 40’ minimum width

Features

in addition to planting areas, consider including the following features: CompostPublic access feature such as trails or viewing pointsFarm standFarm maintenance roads (12 foot wide) if required Pedestrian and multi-use trails

Buffers and Fencing

growing areas should be at least 25 feet from recreation areas and residential uses.if multiple plots are included, buffers between plots should be at least 10 feet wide.6-8’ high security fencing should be provided around growing areas.

utilitiesdrip irrigation and hose bibselectrical connectionsPermanent or portable toilets

Parkingstaging area for farm equipmentParking for farmers/staff and visitors

signagegarden identificationContact informationeducational signage (optional)

taBle 9.3 agRiCultuRe ManageMent

intended users Harmony residents; participants in specific community groups/organizations

ManagerHome owners association; non-profit; farmer; other management options

Who Pays for development

Home owners association; non-profit

Who Pays for Operation

land trust; home owners association; non-profit

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9.10.1 agriculture Park

A one acre agricultural park is located in the Community Greenway (PA 66) between The Parkhouse/elementary school/community park activity center and the neighborhood commercial node (See exhibit 4-1, “Community Plan”). The park would be comprised of a small farm which will be leased to a private farmer or farmers. The farmer would produce a variety of crops on site, contributing to the agricultural character of Harmony and potentially providing fresh food to Harmony residents. Possible strategies employed by the farmer for connecting with Harmony residents may include an on-site farm stand and/or the development of a Community Supported Agriculture (CSA) program. The CSA would be a partnership between the farm and the Harmony residents that commit to purchasing a share of each harvest. Produce grown off-site may also be available through the farmstand and/or CSA program. The Harmony Home owners Association may oversee the Agriculture Park and manage the lease or other management options may be implemented.

9.10.2 ag-inspired streets

Although agricultural plantings are not typically appropriate at Harmony, there are a few instances where agricultural plantings may be featured in neighborhood entrances and key entrances. However, agriculturally inspired trees, such as English Walnuts or flowering cherry trees, and trees planted in orchard style, are generally more suitable to median and parkway plantings.

A. Ag-Inspired Trees Standards

1. Trees shall not obstruct above- or below-ground utilities

2. Trees shall be selected with consideration to landscaping district

3. Trees shall be planted in grove patterns, at least two rows deep where possible

4. Street planting standards shall apply to ag-inspired street plantings

5. Ag-inspired trees adjacent to productive planting areas should be similar in appearance or visually complementary to productive plantings. For instance, flowering cherry trees would complement apple trees due to the similarity of flowers and other features

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9.11 lIghtIng, Walls, and sIte FurnIshIng

9.11.1 lighting

lighting standards in Harmony shall be consistent in style, color, and materials in order to maintain uniformity. lighting should be subtle, providing a soft wash of light over illuminated objects such as monumentation. Hierarchy shall be established by using a variety of lighting fixtures and illumination levels based on lighting design intent. lighting styles shall tie into architectural styles and provide sufficient illumination for the safety and well-being of the community. Fixture locations should be designed so that light source is not highly visible by pedestrian or vehicular traffic. Frosted, louvered, or prismatic lens should be considered where decorative lighting fixtures are visible and part of the aesthetic lighting program. Accent lighting of landscape and monumentation shall be incorporated into the following areas:

Within the Harmony Specific Plan, the walls and fences are a major component in achieving an overall community theme. A strong cohesive appearance for the community is achieved through the use of a themed community wall program and general overall wall guidelines.

exterior wall colors shall harmonize with the site at all times. Textures are to be integrated with the site to produce a variety of shade and texture. Walls and fences will reinforce the community’s character and appeal.

Wall design, materials, color, and finishes shall complement adjacent architecture while keeping the community design theme cohesive.

All walls that adjoin community street scenes (major streetscapes identified under Perimeter/Interior Streetscapes) shall be deemed “community walls.” The other walls and fencing, known as “product walls” and “view fences,” shall also adhere to the strict guidelines

within.

9.10.3 ag-inspired Plantings in Parks and transition Zones

This section provides standards for productive and ag-inspired trees that may be planted in parks, manufactured slopes, and other transition zones.

1. establish agricultural areas to adequately serve as buffers and transition spaces that separate different uses and enhance visual character

2. Ag-inspired tree should be planted on a grid with distinct rows. When outside of a fuel modification zone, tree spacing should typically be 5- to 10-feet wider than desired canopy width, which shall be determined based on species characteristics.

3. Plantings adjacent to neighboring agricultural land shall be selected and planted to appear as a continuation of the existing species, especially in terms of species and spacing

4. Integrate passive recreational facilities with the agricultural landscape

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9.11.2 Community Walls

Community walls shall be decorative in nature. These walls consist of either solid walls, view fences, or a combination of the two. Walls must step, not slope, to accommodate grade changes. Wall profiles shall be required.

Solid community walls shall be constructed of concrete masonry unit (CMu) block.

There is the potential need for community walls in areas where the roadway is adjacent to a downslope condition. View fences or view walls along community open spaces are encouraged wherever privacy or screening is not necessary. These shall be constructed to conform to the “View Fences” community standard.

Community walls shall incorporate the use of pilasters or other design elements to help break up long stretches of walls and provide interest and rhythm. Design should complement, or be consistent with, the materials of the community walls.

The Homeowner’s Association will maintain the outside face and top of community walls along roadways and community open space.

9.11.3 Product and Retaining Walls

1. Product walls are all walls interior to a project that are not community walls and are built by the parcel developer; they shall develop a unified parcel wall theme that reflects the theme of the community

2. Product walls are visible from adjacent non-residential parcels, streets, or community open space

3. Side-yard wall returns, side-yard privacy walls along corner lots, and rear-yard privacy walls along neighborhood streets are all product walls

4. All product walls and/or fences shall be constructed of concrete masonry unit (CMu) block and shall be installed on all individual lots within all neighborhoods. The exterior face of the product CMu walls shall either be decorative concrete block, splitface block, painted stucco, or integral color stucco on concrete block

5. All walls built by the parcel developer within or at the perimeter of single-family neighborhoods shall meet County pool safety requirements

6. Gates may be wood or metal with privacy screening

7. All view walls built by the parcel developer within or at the perimeter of single-family neighborhoods shall comply with the “View Fences” community standard design

8. Where two product walls meet at adjoining parcels, walls shall match in color and finish, or have a unifying transitional element such as a pilaster at the connection point

9. Retaining walls next to or visible from any street or community open space shall not exceed 3’ in height. Grade changes that require more retaining must be terraced with a minimum 3’ wide planter as measured from face of wall to face of wall

10. Independent retaining walls must be set back a minimum of 2’ from the back of the sidewalk. Retaining walls shall not abut a sidewalk, but may abut utility boxes. All independent retaining walls must have a return back to the adjacent product wall or taper to one block high at end of retaining condition

11. Retaining walls may be combined with a product or community wall as long as the total visible height of the solid wall surface, as measured on the exterior side of the wall, does not exceed 9’

12. All retaining walls must be damp proofed. Walls must also be adequately drained, if required, on the surcharge side

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9.11.4 View Fences

If applicable, view fences should be located in the rear or side yards of those properties abutting open space areas or other areas with views across the site. These fences allow open views outward but not physical access; they shall be 5’-6” min. high and made of tubular steel or lexan glass panel construction or minimum 5’-6” high combination wall (2’ CMu block wall with 4’ tubular steel fence). Approved view glass which is fire resistive can be applied on northwest, north, and northeast perimeter areas. The use of view fences shall incorporate pilasters utilizing materials consistent with adjacent walls.

9.11.5 site Furniture

The design of street furniture, such as street lighting, trash and recycling receptacles, benches, bollards, posts, signage markers, and others, shall be inspired according to the community theme to suggest consistency and connectivity with surrounding neighborhoods and harmonize with the community’s design theme.

Streetscape furniture for perimeter streets will be generally consistent throughout the community. However, each residential district will have unique, but complementary, site furniture for neighborhood streets, parks, and seating nodes. Colors and materials of selected street furniture shall complement the surrounding community landscape.

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9.12 FIre ProtectIon Plan Fuel modification zones are critical to maintaining the Harmony community safe from fire risk, and particularly to avoid spreading fire. A fire protective landscape is necessary because of the climate, surrounding plant matter, and steep topography. The fuel modification zones are landscape zones recommended by the fire protection plan to reduce the threat of fire through vegetation and maintenance requirements.

Please refer to the master plant palette for fuel modification zone plantings. The Final Fire Protection Plan is on file and approved by the City of Highland. It will be used during the TTM stage to review building locations and landscape plans.

9.13 master Plant Palette The Master Plant Palette (Table 9.5) represents a mix of trees and shrubs that are suitable to the area’s climate, as well as promote habitat restoration and provide fire protection. Harmony is in the Sunset Zone 18, which comprises the thermal belt along Southern California’s interior valley. The selected plants will grow in hot summers, as well as tolerate some mild winter frost. Varied height, flower color, and texture have been selected to provide a robust, diverse landscape experience. The streetscape palette provides a mix of broadleaf and evergreen trees to accommodate shade and winter sun needs depending on tree and building locations, as well as a few trees that are agriculturally inspired which do not drop fruit but would reflect the different landscape districts.

The plant palette has been reviewed by a fire protection planner and a habitat restoration biologist. As the project moves forward, the addition of other plants may be allowed. once planted, it is important that all plants be properly maintained, or removed where necessary, to reduce fire danger.

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taBle 9.5 MasteR Plant Palette

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arbutus unedo 25’ strawberry tree • • • •

Carya illinoensis 70-150’ Pecan • • •

Cercidium h. ‘desert Museum' 20-40’ thornless Hybrid Palo • •

Cercis occidentalis Western Redbud • • • •

Chilopsis linearis 15-40’ desert Catalpa •

Citrus lemon 'eureka' 15-20’ lemon •

Citrus orange 'Valencia' 25’ Orange • • • •

Citrus species Other Citrus • • • •

Ficus carica 15-30’ edible Fig •

ginkgo biloba 30’ Maidenhair tree •

Juglans californica California Walnut • • • •

Juglans regia 60’ english Walnut • • • •

Magnolia grandiflora 40-60’ southern Magnolia • •

Malus domestica 'Fuji' & 'golden delicious' 20’ apple • • • •

Malus 'spring snow' 20-25’ Flowering Crabapple *

Olea europea 'Mission' 20-30’ (use sparingly) Olive •

Olea europea ‘swan Hill’ 20-30’ (use sparingly) Fruitless Olive • •

Parkinsonia x 'desert Museum' 20-25’ thornless Palo Verde •

Persea species avocado • • •

Pistacia chinensis 30-60’ Chinese Pistache • • *

Pistacia vera 'Peters' & 'kerman' 20-30’ Pistachio • • •

Platanus racemosa 30-50’ California sycamore • • • • •

Platanus x acerifolia 30-40’ london Plane tree • •

Prunus armeniaca 'Blenheim' & 'Royal' 15-20’ apricot • •

Prunus ilicifolia 10-25’ Hollyleaf Cherry • • • •

Prunus ilicifolia ssp. lyonii 10-25’ Catalina Cherry •

Prunus persica 10-15’ Peach • •

Prunus salicina 15-20’ Plum • •

Prunus serrulata 25’ Flowering Cherry • • • *

Punica granatum 10-20’ Pomegranate •

Pyrus calleryana 'chanticleer' 15-20’ Chanticleer Pear • *

Pyrus serotina 10-15’ asian Pear • •

quercus agrifolia 40-70’ Coast live Oak • • • • •

quercus chrysolepis Canyon live Oak • • •

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taBle 9.5 MasteR Plant Palette (COntinued)

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quercus douglasii Blue Oak • • •

quercus ilex 30-60’ Holly Oak • • • •

quercus kelloggii 50-80’ California Black Oak • • • •

quercus lobata 30-60’ Valley Oak • •

quercus suber 30-60’ Cork Oak • •

Rhus lancea 15-30’ african sumac • • •

salix gooddingii 30-40’ Black Willow • •

salix laevigata 30-40’ Red Willow • •

salix lasiolepis 30-40’ arroyo Willow • •

sambucus nigra 20-30’ Black elder • •

umbellularia californica 20-25’ California Bay • • *

sHRuBs

agave americana (use sparingly) Century Plant • • • •

agave desertii (use sparingly) desert agave • • • •

arubutus unedo ‘compacta’ dwarf strawberrry tree • • •

asclepias subulata desert Milkweed •

aster cordifolius Blue Wood aster •

Baccharis 'Centennial' Centennial Baccharis • • •

Baccharis salicifolia Mule Fat •

Baileya multiradiata desert Marigold •

Buxus “species” Boxwood • •

Ceanothus 'Concha' Concha lilac • •

Calamagrostis species Reedgrass •

Ceanothus rigidus Wild lilac • •

Cercocarpus betuloides Mountain Mahogany •

Cistus species Rock Rose • • •

ephedra viridis green ephedra •

Feijoa sellowiana Pineapple guava • •

Hetereomeles arbutifolia toyon • •

Justicia californica Chuparosa • •

lavandula dentata lavander • • • •

leucophyllum frutescens texas Ranger • • • •

lupinus excubitus grape soda lupine • •

lupinus succulentus arroyo lupine • •

9-59


August 2015


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Mimulus aurantiacus 2-3’ sticky Monkey Flower • • •

Peritoma arborea Bladderpod •

Punica granatum ‘nana’ dwarf Pomegranite • • •

Rhamnus californica Coffeeberry • • • •

Rhaphiolepis species Hawthorne • •

Rosa californica California Wild Rose • • •

Rubus ursinus California Blackberry • • • •

Rhus integrifolia lemonade Berry • • • •

Rhus lancea african sumac • • • •

salvia greggii autumn sage • • • •

salvia leucantha Mexican Bush sage • • • •

simmondsia chinensis Jojoba • •

sphaeralcea ambigua apricot Mallow • •

symphoricarpus albus Common snowberry • •

Xylosma congestum shiny xylosma • •

suCCulents/CaCti

agave “Blue Flame” (use sparingly) nCn • • •

agave vilmoriniana (use sparingly) Octopus agave • • •

aloe arborescens tree aloe • • •

aloe striata Coral aloe • • •

echeveria species nCn • • •

echinocactus grusonii golden Barrel Cactus • •

dudleya spp. live-forevers • • •

kniphofia uvaria Red Hot Poker • • •

Opuntia littoralis Coastal Prickly Pear •

Opuntia prolifera Coast Cholla •

Yucca baccata Banana Yucca • • • •

Yucca whipplei Chaparral Yuca • • • •

gROundCOVeR/Vines/gRasses (height noted)

achillea millefolium (36”) Common Yarrow • • • •

Carex species (12- 36”) sedge • • •

Ceanothus glorius and C. centennial (12- 24”) Ceanothus • • • • •

dymondia margaretae (2- 3”) dymondia • • • •

distictis buccinatoria Blood red trumpet Vine • • •

9-60


August 2015


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Festuca glauca (12”) Blue Fescue • • •

Fragaria californica and F. chiloensis (4- 8”) Wood strawberry • • • • •

Helianthemum nummularium (6- 8”) sun Rose •

Helictotrichon sempervierns (24- 36”) Blue Oat grass • • •

Juncus patens (24”) California gray Rush •

lantana species (24- 26”) trailing lantana • • •

Rosmarinus prostratus (24”) Rosemary • • • •

santolina chamaecyparissus (24”) lavender Cotton • •

thymus serpyllum (2- 3”) Creeping thyme • • • •

trachelospermum jasminoides (24”) star Jasmine •

POtential CROPs

artichokes • •

Beets • •

Broccoli • •

Carrots • •

Cucumber • •

eggplant • •

garlic • •

grapes • •

Herbs • •

kale and collard greens • •

Onions • •

Peas • •

Peppers • •

Potatoes • •

Pumpkin • •

Radish • •

squash • •

tomatoes • •

deVelOPMent RegulatiOnsChapter 10

10-1

Development Regulations - Chapter 10

August 2015

10.1 IntroductIonThe provisions contained herein will regulate design and development within the Harmony Specific Plan. The purpose of the development regulations is to ensure the coordinated implementation of the master plan by a variety of builders, resulting in a community that enhances the City of Highland.

The Harmony Specific Plan, upon adoption, will serve as the implementation tool for the General Plan, as amended, as well as the zoning for the Specific Plan area. The development regulations within this chapter will supersede the City of Highland’s land use and Development Code. Where the Harmony Specific Plan is silent, Title 16 Land use and Development of the Highland Municipal Code shall apply, as interpreted by the Community Development Director.

10.2 deFInItIon oF termsAcreage, Adjusted gross. Gross acreage for a defined area (see below) minus the roadway network shown on exhibit 6-1, “Master Circulation Plan”. This term is applied to the acreage shown for each Planning Area.

Acreage, gross. All land within a defined area, including private and public ownerships, rights-of-way, easements, etc., measured to centerline of street. The gross acreage for Harmony is 1,657.3 acres.

Acreage, net. The developable portion of a given site less public rights-of-way, easements, and public and dedicated open space.

Balcony. A platform projecting from the external wall of a building and enclosed by a railing or parapet.

Buffer Areas. An area of land used to visibly separate one land use from another or to shield noise, lights, or other possible nuisances.

Building Coverage. The relationship between the ground floor area (footprint) of the building(s) and the buildable lot area.

Building Height. The vertical distance above a reference point measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof. The reference point shall be selected by either of the following, whichever yields a greater height of building:

The elevation of the highest adjoining sidewalk or ground surface within a 5-foot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above lowest grade.

An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described above is more than 10 feet above lowest grade.

The height of a stepped or terraced building is the maximum height of any segment of the building.

Common open space. land in a residential development held in common and/or single ownership and not reserved for the exclusive use or benefit of an individual tenant or owner.

10-2

Chapter 10 - Development Regulations

August 2015

Conditional use. A use permitted in a particular zoning district only upon showing that such use in a specified location will comply with all the conditions and standards for the location or operation of such use as specified according to zone and authorized by the Planning Commission.

density. For purposes of Planning Area density calculations, density is the number of units divided by the adjusted gross acres.

dwelling, single-Family detached. A building designed and/or used for one dwelling unit, exclusive of a secondary unit, located on a lot, and separated from any other dwelling unit. Includes detached condos.

easement. A grant of one or more of the property rights by the property owner to and/or for the use by the public, a corporation, or another person or entity.

enclave. A cluster of single-family detached units that share a common driveway (examples of enclave home types are shown in this chapter).

eR. estate Residential.

Floor Area, Gross. The total horizontal area, in square feet, including the exterior walls of all floors of a structure.

Frontage. The length of that portion of a lot abutting a street.

garage. A building or portion thereof in which a motor vehicle containing flammable or combustible liquids or gas in its tank is stored or kept.

grade (adjacent ground elevation). The lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the property line or, when the property line is more than 5 feet from the building, between the building and a line 5 feet from the building.

Grade, finished. The final elevation of the ground surface after development.

grade, natural. The elevation of the ground surface in its natural state, before man-made alterations.

guest Parking. onsite parking spaces provided for intermittent use by visitors.

Homeowners Association. A community association that is organized within a development and in which individual owners share common interests and responsibilities for open space, landscaping, and/or facilities.

HdR. High Density Residential.

ldR. low Density Residential.

lot, Corner. A lot or parcel of land abutting upon two or more streets at their intersection, or upon two parts of the same street forming an interior angle of less than 135 degrees.

lot Coverage. The percentage of the net area of the lot that is covered by the main building and all accessory structures (as viewed from a plan perspective).

lot, Cul-de-sac. A lot located on the turning end of a dead-end street.

lot depth. The average linear measurement between the front and rear lot lines when measured at 90 degree angles from the front lot line, or the tangent or chord line of a curved front lot line.

lot, Flag. A lot having access to a street by means of a private driveway access, easement, or parcel of land not meeting the requirements of this Specific Plan for lot width, but having a dimension of at least 30 feet at its narrowest point.

lot Frontage. The length of the defined front lot line measured at the street right-of-way.

lot, interior. A lot other than a corner lot.

lot, Knuckle. A lot that has frontage on the outside turning radius of two intersecting streets.

lot line. Lines bounding a lot as defined herein.

lot line, Front. The line separating the narrowest street frontage of the lot from the street right-of-way measured at the front of setback line.

lot line, Rear. The lot line opposite and most distant from the front lot line; or in the case of an irregularly shaped lot, a straight line not less than 10 feet long, within the lot, and most nearly parallel to and at the maximum distance from the front lot line.

lot line, side. Any lot lines other than the front or rear lot lines.

10-3


August 2015

lot width. The average linear distance between side lot lines when measured at a 90 degree angle to the front lot line.

Maximum lot (Building) Coverage. The maximum area of the lot that may be covered by buildings and roofed structures. This may be expressed in square footage or as a percentage of the minimum lot area.

MdR. Medium Density Residential.

MHdR. Medium-High Density Residential.

Minimum lot Area. The amount of land that must be contained in a lot for each dwelling unit to be built on that lot. This ratio is typically applied in multiple-family zones. In single-family zones, it is the same as minimum lot size.

Paseo. A landscaped corridor with a common path.

Residential Product. Another name for a home type.

setback Area. The minimum distance required by zoning to be maintained between two structures or between a structure and a property line.

Specific Plan. A fully planned community, with all design controls, servicing requirements, and financing techniques incorporated into the plan, that is adopted with a self-contained regulatory text and serves to implement the general plan in more detail.

Yard, Front. A yard extending across the full width of a site, the depth of which is the minimum horizontal distance between the front property line and a line parallel thereto on the site.

Yard, Rear. A yard extending the full width of the lot between the rear lot line and a line parallel thereto. For through lots, if a future street right-of-way has been established, such measurement shall be from the future street right-of-way line.

Yard, side. A yard between the side lot line and a line parallel thereto and extending from the front yard to the rear yard.

10.3 general ProvIsIonsThe following provisions shall apply to all proposed land development within Harmony.

1. The maximum number of residential dwelling units permitted by the Harmony Specific Plan shall be 3,632. each planning area contains a target number of dwelling units based on adjusted gross density. During the site plan and tentative map stage of the development process, the final number of dwelling units for a particular planning area may differ from those identified in the Harmony Specific Plan so long as the density falls within the range specified by the land use designation. Dwelling unit transfers between planning areas may occur according to the provisions set forth in Chapter 11 of the Harmony Specific Plan.

2. Planning area boundaries will be finalized during the site plan and tentative map stage of design as units are plotted, final road alignments are determined, detailed grading plans are prepared, fuel modification zones are applied, and the design of other infrastructure is finalized. As final planning area boundaries are determined, the acreage identified for each planning area and, subsequently, the range of dwelling units, may change so long as the entire Specific Plan development does not exceed 3,632 units.

3. Performance standards for noise, vibration, light and glare, and odors shall comply with the City of Highland and any supplemental performance standards contained in the project’s covenants, conditions and restrictions (CC&Rs).

4. All private streets within the Specific Plan shall be permanently reserved and maintained for their intended purpose by a means acceptable to and enforceable by the City of Highland’s standards. Access for emergency vehicles shall be maintained at all times.

5. Title 16 land use and Development of the Highland Municipal Code (Highland Municipal Code) shall apply regarding the keeping of animals on residential property, in addition to the project’s CC&Rs.

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August 2015

6. The Highland Municipal Code shall apply to:

a) private swimming pools, spas, and hot tubs

b) recreational vehicle parking and oversized vehicle parking requirements

c) dedication requirements for roads, parks, and drainage facilities

d) condominium conversions

e) density bonus

8. Parking in private drives shall be restricted by the project’s CC&Rs.

9. The City of Highland Fire Department requires that projects provide an appropriate number of ingress and egress points into each village and their associated planning areas. A Fire Protection Plan, approved by the Fire Department, has been prepared for the Harmony project and is available at the City of Highland. Final fire mitigation measures will be agreed upon during the filing of tentative tract maps for development parcels.

10. Building Modification or Accessory Structures. Additions and alterations permitted by the Harmony Specific Plan shall match the architectural style of the primary unit and shall be constructed of the same materials, details, and colors as the primary unit.

11. utilities. All new and existing public utility distribution lines of 34.5 KV or less within the boundaries of the development footprint shall be placed underground. This provision does not apply to open space or undeveloped areas of the Specific Plan.

12. Technology. All homes and businesses shall accommodate appropriate wiring for modern telecommunications technology for computer internet access, phone, fax, and television.

13. Solid Waste/Recycling. Development within the Harmony Specific Plan area shall comply with City of Highland requirements for the provision and placement of solid waste and recycling receptacles.

10.4 sustaInable desIgn Development within Harmony is focused on integrating principles and best practices of sustainability and green design. Incorporating sustainable design from the earliest stages has benefits for both the builder and future occupants. Many sustainable design principles have minimal or no costs if incorporated early in the design phase, and many initial costs can frequently be offset by reduced construction time and long-term operations and maintenance savings. Furthermore, sustainable neighborhood design and green buildings are a desirable amenity for many potential home buyers, who are often willing to pay a premium to live in a resource-efficient house and community.

In 2011, the City of Highland adopted the 2010 California Green Building Standards Code (CAlGreen) as its own municipal green building code. CAlGreen is California’s first green building standards code and a first-in-the-nation state-mandated green building code. The purpose of CAlGreen is to improve public health, safety and general welfare through design enhancement, through construction of buildings that either reduce negative impacts or have positive environmental impacts, and by encouraging sustainable construction practices. Mandatory measures are identified within each of CALGreen’s five divisions to ensure that all projects meet minimum green building thresholds. In addition to the mandatory measures, the Code includes two voluntary packages of above-minimum green practices, referred to as Tiers 1 and 2, for projects aiming to exceed minimal thresholds.

Harmony has developed a comprehensive list of sustainable design strategies for residential and nonresidential development within the Specific Plan area. In addition to implementing all of CAlGreen’s residential and nonresidential mandatory measures (2010), Harmony has identified specific strategies from the two tier packages to be implemented that exceed the minimum standards in the community. Moreover, Harmony goes beyond the measures outlined in CAlGreen (2010) and includes some sustainable best practices from exemplary communities that are applicable to Harmony. These strategies are largely focused on neighborhood design, site planning, and infrastructure and are complementary to the CAlGreen measures. Taken together, the application of these strategies demonstrates Harmony’s commitment to creating a long-lasting sustainable and environmentally responsible community for generations. Tables 10.1 and 10.2 summarize these strategies.

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August 2015

taBle 10.1 Residential sustainaBle design standaRds

CalgReen (2010) BeYOnd CalgReenMandatORY tieR 1 tieR 2

Planning and design (diVisiOn 1)

4.106.2 a plan is developed and implemented to manage storm water drainage during construction. X

4.106.3

the site shall be planned and developed to keep surface water away from buildings. Construction plans shall indicate how site grading or a drainage system will manage all surface water flows.

X

a4.106.2.1 soil analysis is performed by a licensed design professional and the findings utilized in the structural design of the building.

X

a4.106.2.2

soil disturbance and erosion are minimized by at least one of the following:

1. natural drainage patterns are evaluated and erosion controls are implemented to minimize erosion during construction and after occupancy.

X

2. site access is accomplished by minimizing the amount of cut and fill needed to install access roads and driveways.

X

3. underground construction activities are coordinated to utilize the same trench, minimize the amount of time the disturbed soil is exposed and the soil is replaced using accepted compaction methods.

X

a4.106.2.3

topsoil shall be protected or saved for reuse as specified in this section.

tier 2. the construction area shall be identified and delineated by fencing or flagging to limit construction activity to the construction area.

X

eneRgY eFFiCienCY (diVisiOn 2)

4.201.1 low-rise residential buildings shall meet or exceed the minimum standard design required by the California energy standards.

X

a4.205.1Radiant roof barrier is installed in Climate Zones 2,4, and 8 through 15. X

install energy-efficient windows, such as double-paned windows and/or dual-glazed, lo e2 windows. X

WateR eFFiCienCY and COnseRVatiOn (diVisiOn 3)

4.303.1

indoor water use shall be reduced by at least 20 percent using one of the following methods: 1. Water saving fixtures or flow restrictors shall be used; 2. a 20 percent reduction in baseline water use shall be demonstrated.

X

4.303.2 When using the calculation method specified in section 4.303.1, multiple showerheads shall not exceed maximum flow rates.

X

4.303.3 Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with specified performance requirements.

X

Note: More detailed information and reporting requirements are included in the 2010 CALGreen code. This table is a summary of the individual measures.

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August 2015




4.304.1 automatic irrigation systems controllers installed at the time of final inspection shall be weather-based. X

a4.305.3 Recycled water is used for landscape irrigation in publicly maintained areas.

X

Mulching is used to improve the water holding capacity of soil whenever feasible.

X

do not use invasive plant species. X

MateRial COnseRVatiOn and ResOuRCe eFFiCienCY (diVisiOn 4)

4.406.1

annular spaces around pipes, electric cables, conduits or other openings in plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or similar method acceptable to the enforcing agency.

X

a4.407.3 Provide flashing details on the building plans and comply with accepted industry standards or manufacturer’s instructions.

4.408.1Work with local agencies to develop alternative waste reduction methods given that diversion or recycle facilities do not exist or are not located reasonably close to the jobsite. (exception 2)

X X

4.408.2

Where a local jurisdiction does not have a construction and demolition waste management ordinance, a construction waste management plan shall be submitted for approval to the enforcing agency.

X

4.410.1an operation and maintenance manual shall beprovided to the building occupant or owner.

X

enViROnMental qualitY (diVisiOn 5)

4.503.1

any installed gas fireplace shall be a direct-vent sealed-combustion type. any installed woodstove or pellet stove shall comply with us ePa Phase ii emission limits where applicable. Woodstoves, pellet stoves and fireplaces shall also comply with applicable local ordinances.

X

4.504.1 duct openings and other related air distribution component openings shall be covered during construction. X

4.504.2.1 adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits.

X

4.504.2.2 Paints, stains and other coatings shall be compliant with VOC limits.

X

4.504.2.3 aerosol paints and coatings shall be compliant with product weighted MiR limits for ROC and other toxic compounds.

X

4.504.2.4 documentation shall be provided to verify that compliant VOC limit finish materials have been used.

X

4.504.3 Carpet and carpet systems shall be compliant with VOC limits.

X



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August 2015



4.504.4

50 percent of floor area receiving resilient flooring shall comply with the VOC-emission limits defined in the Collaborative for High Performance schools (CHPs) low-emitting Materials list or be certified under the Resilient Floor Covering institute (RFCi) Floorscore program.

X

4.504.5

Particleboard, medium density fiberboard (MdF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards.

X

4.505.2 Vapor retarder and capillary break is installed at slab on grade foundations.

X

4.505.3 Moisture content of building materials used in wall and floor framing is checked before enclosure.

X

4.506.1 exhaust fans which terminate outside the building are provided in every bathroom.

X

4.507.1

Whole house exhaust fans shall have insulated louvers or covers which close when the fan is off. Covers or louvers shall have a minimum insulation value of R-4.2.

X

4.507.2

duct systems are sized, designed, and equipment is selected using the following methods: 1. establish heat loss and heat gain values according to aCCa Manual J or equivalent, 2. size duct systems according to aCCa 29-d (Manual d) or equivalent, 3. select heating and cooling equipment according to aCCa 36-s (Manual s) or equivalent.

X

702.1HVaC system installers are trained and certified in the proper installation of HVaC systems.

X

702.2special inspectors employed by the enforcing agency must be qualified and able to demonstrate competence in the discipline they are inspecting.

X

703.1

Verification of compliance with this code may include construction documents, plans, specifications builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which show substantial conformance.

X

Provide exterior electrical outlets on the front and rear of all buildings to allow for electric landscape maintenance equipment.

X


10-8


August 2015

taBle 10.2 nOnResidential sustainaBle design standaRds


Planning and design (diVisiOn 1)

a5.104.1.1exceed the zoning’s open space requirement for vegetated open space on the site by 25 percent.

X

5.106.1

For projects of one acre or less, develop a storm Water Pollution Prevention Plan (sWPPP) that has been designed, specific to its site, conforming to the state storm water nPdes Construction Permit or local ordinance, whichever is stricter, as is required for projects over one acre. the plan should cover prevention of soil loss by storm water run-off and/or wind erosion, of sedimentation and/or of dust/particulate matter air pollution.

X

5.106.4.1

if the project is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors’ entrance, readily visible to passers-by, for 5 percent of visitor motorized vehicle parking capacity, with a minimum of one two-bike capacity rack.

X

5.106.4.2 For buildings with over 10 tenant-occupants, provide secure bicycle parking for 5 percent of tenant-occupied motorized vehicle parking capacity, with a minimum of one space.

X

a5.106.5.1 Provide designated parking for any combination of low-emitting, fuel-efficient and carpool/van pool vehicles. X

5.106.8

Comply with lighting power requirements in the California energy Code and design interior and exterior lighting such that zero direct-beam illumination leaves the building site. Meet or exceed exterior light levels and uniformity ratios for lighting zones 1 – 4 as defined in Chapter 10 of the California administrative Code, using the following strategies: 1. shield all exterior luminaires or use cutoff luminaires, 2. Contain interior lighting within each source, 3. allow no more than .01 horizontal foot candle 15 ft beyond the site, 4. Contain all exterior lighting within property boundaries.

X

5.106.10

the site shall be planned and developed to keep surface water away from buildings. Construction plans shall indicate how site grading or a drainage system will manage all surface water flows.

X

design a walkable community that supports walking, hiking, and biking and provide connections to schools, libraries, parks, open space, bus stops, and commercial areas.

X

Reduce roadway widths and use of non-pervious materials as much as possible to minimize heat generating asphalt surfaces and surface runoff of water.

X

Maintain natural habitat within permanent open space areas and reintroduce historical indigenous habitat and species into open space areas and waterways.

X

eneRgY eFFiCienCY (diVisiOn 2)

5.201.1the California energy Commission will continue to adopt mandatory building standards.

X

street lights shall be installed with energy-efficient lighting. X

all nonresidential bathrooms shall provide motion detectors on light switches, automatic water faucets, low flow toilets, and waterless urinals.

X


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August 2015




5.303.1.1

Buildings in excess of 50,000 square feet. separate submeters shall be installed as follows: 1. For each individual leased, rented or other tenant space within the building projected to consume more than 100 gal/day. 2. For spaces used for laundry or cleaners, restaurant or food service, medical or dental office, laboratory or beauty salon or barber shop projected to consume more than 100 gal/day.

X

5.303.1.2 excess consumption. any building within a project or space within a building that is projected to consume more than 1,000 gal/day.

X

5.303.2a schedule of plumbing fixtures and fixture fittings that will reduce the overall use of potable water within the building by 20 percent shall be provided.

X

5.303.2.1

When single shower fixtures are served by more than one showerhead, the combined flow rate of all the showerheads shall not exceed the maximum flow rates specified in the 20 percent reduction column contained in table 5.303.2.3 or the shower shall be designed to only allow one showerhead to be in operation at a time.

X

5.303.4each building shall reduce the generation of wastewater by one of the following methods: 1. the installation of water-conserving fixtures or 2. utilizing nonpotable water systems.

X

5.303.6Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the requirements listed for each type in items listed in table 5.303.6.

X

5.304.1 a water budget shall be developed for landscape irrigation use. X

5.304.2

For new water service, separate meters or submeters shall be installed for indoor and outdoor potable water use for landscaped areas between 1,000 square feet and 5,000 square feet.

X

5.304.3.1

automatic irrigation system controllers installed at the time of final inspection shall comply with the following:

1. Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants’ needs as weather conditions change.

X

2. Weather-based controllers without integral rain sensors or communication systems that account for local rainfall shall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). soil moisture-based controllers are not required to have rain sensor input.

X

utilize mulch to improve the water holding capacity of soil whenever feasible.

X

utilize planting techniques (for example, group plants at similar water use to reduce over-watering) to minimize evaporation and maximize water to the root.

X


10-10


August 2015



MateRial COnseRVatiOn and ResOuRCe eFFiCienCY (diVisiOn 4)

5.407.1 Provide a weather-resistant exterior wall and foundation envelope. X

5.407.2

employ moisture control measures by the following methods: Prevent irrigation spray on structure and design exterior entries and openings to prevent water intrusion into buildings.

X

5.408.1Recycle and/or salvage for reuse a minimum of 50 percent of nonhazardous construction and demolition debris or meet local ordinance, whichever is more stringent.

X

5.408.1.1Provide documentation of the waste management plan that meets the requirements listed in section 5.408.2 items 1 thru 4 and the plan is accessible to the enforcement authority.

X

5.408.1.2utilize a waste management company that can provideverifiable documentation that the percentage of construction waste material diverted from the landfill complies with this section.

X

5.408.1.4a copy of the completed waste management report shall be provided. X

5.408.3100 percent of trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled.

X

5.410.1Provide readily accessible areas that serve the entire building and are identified for the depositing, storage and collection of nonhazardous materials for recycling.

X

5.410.2

For new buildings 10,000 square feet and over, building commissioning for all building systems covered by t24, Part 6, process systems and renewable energy systems shall be included in the design and construction processes of the building project.

X

5.410.4 testing and adjusting of systems shall be required for buildings less than 10,000 square feet. X

separate recycling and waste receptacles will be provided at all public garbage bins along sidewalks, at public facilities, and commercial centers.

X


5.503.1

install only a direct-vent sealed-combustion gas or sealed wood-burning fireplace or a sealed woodstove and refer to residential requirements in the California energy Code, title 24, Part 6, subchapter 7, section 150.

X

a5.504.2 Flush out the building per section a5.504.2 prior to occupancy or if the building is occupied. X X

5.504.3duct openings and other related air distribution component openings shall be covered during construction. X

5.504.4.1 adhesives, sealants, and caulks shall be compliant with VOC and other toxic compound limits. X

5.504.4.3 Paints, stains and other coatings shall be compliant with VOC limits. X

5.504.4.4 Carpet and carpet systems shall be compliant with VOC limits. X

5.504.4.5Particleboard, medium density fiberboard (MdF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards.

X


10-11


August 2015

10.5 resIdentIal standards10.5.1 general

This chapter includes the development standards for Harmony residential land uses. The purpose of the residential standards is to establish the minimum criteria for the development of residential home types within the Harmony Specific Plan for all of the residential land use categories. A variety of home types are anticipated in the community. New and innovative home types, other than those anticipated may be added to meet consumer preference. The Community Development Director or City Planner can approve minor modifications to these standards, in accordance with Section 11.2 of this Specific Plan. Density ranges are established based on Adjusted Gross Acres (AGA) of each planning area. Lot sizes defined by the Harmony Specific Plan land uses are not equivalent to those identified in the City of Highland’s Municipal Code.

A. Estate Residential (ER) 0–2.0 du/ac

This category provides for the development of estate Residential land use. The purpose of the residential standards is to establish the minimum criteria for the development of estate residential products within the Harmony Master Plan.

B. Low Density Residential (LDR) 2.1–6.0 du/ac

This category provides for the development of the low Density Residential land use. The purpose of the residential standards is to establish the minimum criteria for the development of single-family dwellings within the Harmony Specific Plan.

C. Medium Density Residential (MDR) 6.1–12.0 du/ac

This category provides for the development of the medium density residential land use. The purpose of the residential standards for medium density are to establish the minimum criteria for the development of single family detached and condominium style detached enclaves within the planning areas specified within Harmony.

D. Medium-High Density Residential (MHDR) 12.1–20.0 du/ac

This category provides for the development of a variety of residential dwelling units, including but not limited to duplexes, paired homes, triplexes, townhomes, and other attached residential products in the density range of 12.1 to 20.0 du/ac.

E. High Density Residential (HDR) 20.1–30.0 du/ac

This category provides for the development of the High Density Residential land use, including but not limited to townhomes, stacked flat condominiums, and apartment products.

10-12


August 2015

taBle 10.3 Residential deVelOPMent standaRds

estate Residential

lOW densitY Residential

MediuM densitY Residential 1

MediuM-HigH densitY Residential 1

HigH densitY Residential 1

lot Criteria 1, 2, 3

Min. lot width 1, 2 75’ 45’ 40’ n/a n/a

Min. lot width at knuckle or cul-de-sac 1, 2 65’ 35’ 35’ n/a n/a

Min. lot width at corner lot 1, 2 80’ 50’ 45’ n/a n/a

Min. lot depth 1, 2 100’ 90’ 75’ n/a n/a

Min. lot area 1, 2 15,000 sf 4,500 sf3,000 sf (except for enclave product 11)

n/a n/a

streetside setback (corner lot) 1, 2, 3

Main structure 20’ 10’ 10’ 4’ n/a

Porch 10’ 5’ 5’ 2’ 2’

street facing garage 20’ 18’ 18’ 18’ 18’

turn-in garage 25’ 15’ 15’ n/a n/a

Front setbacks (from property line) 1, 2, 3, 12

Main structure 25’ 10’ 10’ 10’ 10’

Porch (single-story plate line)

20’ 5’ 5’ 5’ (4) 5’

street facing garage 20’ 18’ 18’ 18’ 18’

turn-in garage 25’ 15’ 15’ n/a n/a

side setbacks (from property line) 2, 3

interior Pl 20’ 5’3.5’ for living0’ for garage (5)

3.5’ for living0’ for garage (5)

3.5’ for living0’ for garage (5)

Rear setbacks (from property line) 2, 3

Main structure 25’ 15’ 10’ 3’ 15’

garage (single-story plate line)

20’ 5’5’ or 2’ from lane ROW with 24’ garage to garage separation

2’ from lane ROW with 24’ min. building separation

2’ from lane ROW with 24’ min. building separation

Patio cover or second- story deck

15’ 10’ 5’ 2.5’ 5’

lot Coverage

Max. coverage 45% 50% 60% 70% 80%

Minimum Building separation

Min. distance between main structures without paseo or greenway

15’ 10’ 6’-6” 6’-6” 15’

Min. distance between main structures adjacent to paseo or greenway

n/a n/a 12’ 6’-6” 25’

10-13


August 2015


estate Residential





lot Minimum Building separation

Between main structures rear to rear

15’ 15’ n/a n/a n/a

Between main structures front to front

n/a n/a 10’ 10’ 10’

Between structures side to side (clear area without side yard walls)

n/a n/a

6’ with zero openings (3’ to assumed Pl) 6’-6” with max 25% openings (3’-3” to assumed Pl)

6’ with zero openings (3’ to assumed Pl) 6’-6” with/ max 25% openings (3’-3” to assumed Pl)

6’ with zero openings (3’ to assumed Pl) 6’-6” with max 25% openings (3’-3” to assumed Pl)

Between main structures front to side

n/a n/a’ 12’ 12’ 12’

garage door to garage door

n/a n/a30’ (24’ structure to structure)

30’ (24’ structure to structure)

30’ (24’ structure to structure)

Maximum Building Height 6, 13

Main structure 35’ 35’ 40’ 45’ 50’

garage (single-story) 15’ 15’ 18’ 18’ 18’

garage with second story above

35’ 35’ 35’ n/a n/a

Carports/parking structures separate from main structure

n/a n/a n/a25’ (screened from public ROW)

25’ (screened from public ROW)

Walls, Fences and Hedges

Max. height at front and street side Pl 7 3’ 3’ 3’ 3’ 3’

Max. height at interior or rear Pl 8 6’ 6’ 6’ 6’ 6’

Open space

Private open space n/a n/a n/a

150 sf on the ground floor with a min. dimension of 10’ OR 100 sf on upper floors with a min. dimension of 10’

100 sf on the ground floor with a min. dimension of 6’ OR 50 sf on upper floors with a min. dimension of 10’

Parking 9, 10

standards2 spaces/unit, plus 0.5/unit for guests

2 spaces/unit, plus 0.5/unit for guests

2 spaces/unit, plus 0.5/unit for guests

1.5 spaces/1 bed unit2.0 spaces /2+ bed unit1 space/unit must be covered0.5/unit for guests

1.5 spaces/1 bed unit1.9 spaces /2 bed unit2.1 spaces/3 bed unit2.4 spaces/4 bed+ unit1 space/unit must be covered 0.3/unit for guests

10-14


August 2015


estate Residential





accessory Buildings/structures

general location on property

Behind main structure



n/a n/a

Rear setback 15’ 10’ 10’ n/a n/a

interior side setback 10’ 5’ 5’ n/a n/a

Maximum height 15’ 15’ 15’ n/a n/a

1. Minimum lot dimensions, front yard, rear yard, side yard, and garage setback requirements and building coverage standards not applicable to condominium style development.

2. Minimum rear yard, side yard, and garage setback criteria not applicable to enclave SFD. Refer to building separation requirements. 3. Architectural projections may project a maximum of 3’ into required front, rear, or side setback areas; however, in no case shall such projection be

closer than 2’ to any property line. An architectural projection is defined as an element that articulates the building elevation such as eaves, window and door pop-out surrounds, media niches, bay windows, pot shelves, chimneys, enhanced window sills, shutter details, window trim, balconies and entry gates, and other similar elements. Not applicable to paseo- or court-fronting units. Refer to minimum building separation requirements.

4. Not applicable to paseo- or court-fronting units. Refer to minimum building separation requirements. 5. When a shared-use easement side yard unobstructed by a wall or fence is provided. Otherwise 5’ side yard is required.6. Architectural projections such as chimneys, cupolas, and similar features may exceed the maximum height limit by 10 feet. 7. Solid masonry walls or other approved fencing may be permitted 3’ from the back of the sidewalk as long as they have a max height of 3’. Wall or

fences taller than 3’ must be located behind the living area front setback. Fences, walls, hedges, or similar view-obstructing structures or plants that reduce safe ingress or egress of vehicles or pedestrians shall not exceed three feet in height in any required front yard.

8. Walls may exceed 6’ in height for noise attenuation purposes subject to an approved acoustical study, and may have a max. height of 9’ if a combination wall/fence/hedge and retaining wall is necessary.

9. All parking spaces to be enclosed with a minimum 19’w x 19’d clear inside dimension for two spaces and 10’ x 19’ for single spaces and tandem spaces. Tandem parking is permitted provided that both spaces are assigned to the same unit.

10. Required guest parking can be provided on-street or within designated open parking areas. Guest parking must be within 250’ of unit front door. The use of assigned guest parking is discouraged.

11. Except for enclave product where fee simple lots are established. Minimum lot area can be less than 3,000 SF. 12. No requirement to stagger front setbacks for product in designations except Estate Residential category. 13. Approval of building heights 3 stories or more than 32-feet (measured from the ground to the eaves) or with a needed fire flow greater than 3,500

gallons per minute are contingent upon the City’s ability to adequately serve the property with aerial fire fighting and rescue apparatus. N/A. None if applicable.

10-15August 2015

Low Density Residential: 6,000 SF Lots

Low Density Residential: 7,200 SF LotsLow Density Residential: 10,000 SF LotsEstate Residential: 1-Acre Lots

Low Density Residential: 4,500 SF LotsLow Density Residential: 5,000 SF Lots

exhIbIt 10-1 antIcIPated resIdentIal Product tyPes

10-17August 2015

Medium Density Residential: 3,000 SF Lots Medium Density Residential: 4,000 SF Lots

Medium Density Residential: Enclave - 6 Pack

Medium Density Residential: Enclave - 4 Pack

High Density Residential: Townhomes High Density Residential: Paired Homes

exhIbIt 10-1 antIcIPated resIdentIal Product tyPes (contInued)

10-19


August 2015

taBle 10.4 Residential PeRMitted and COnditiOnal uses

estate Residential


MediuM densitY Residential

MediuM-HigH densitY Residential

HigH densitY Residential

single-family detached dwellings

P P P P X

single-family attached dwelling unit

X P P P X

Cluster/enclave dwelling unit

X X P P P

live/work units X P P P X

Condominium X X P P P

Multifamily attached dwelling units

X X P P P

garage P P P P P

tandem garage P P P P P

Multistory parking structure

X X C C C

underground parking structure

X X C C C

Carports P P P P P

solar panels on roof top P P P P P

solar panels on ground P P P P P

Public parks/private parks

P P P P P

nonlighted athletic fields

P P P P P

lighted athletic fields C C C C C

Community centers P P P P P

senior centers P P P P P

Community gardens P P P P P

Recreation buildings P P P P P

Restrooms P P P P P

greenbelts P P P P P

secondary dwelling units

P (according to City standards)



X X

Home occupationsP (according to City standards)





10.5.2 Residential Permitted/Conditional uses

Residential permitted and conditional uses within the Harmony Specific Plan area are listed in Table 10.4.

10-20


August 2015


estate Residential





guest housesP (according to City standards)



X X

storage sheds P P P P P

gazebos, cabanas or other similar structures

P P P P P

Home schools P P P P P

swimming pools, spas P P P P P

sports courts P P P P P

Patios and patio covers P P P P P

Community monument signage

P (with sign program)


P (with sign program) P (with sign program) P (with sign program)

directional signageP (with sign program)



temporary sales signage




Model home and sales trailers

P P P P P

daycare up to 6 children

P P P P P

daycare 7–14 children C C C C C

Congregate care facilities 1-7 residents

P P P P P

Congregate care facilities 7+ residents

C C C C C

Religious institutions C C C C C

Public schools P P P P P

Parks P P P P P

education facilities C C C C C

agriculture under 10 acre

P P P P P

agriculture 10 acres or more

C C C C C

Recreational vehicle parking (ancillary to main use) less than 72 hours (according to City standards)

P P P P P

Recreational vehicle parking (ancillary to main use) over 72 hours (according to City standards)

X X X X X

10-21


August 2015


estate Residential





Water treatment plant, reclaimed water facilities

C C C C C

Public facilities, water wells, tanks, storage reservoirs, fire stations

P P P P P

interim uses

Container nursery, nursery

P P P P P

Concrete and rock crushing 1 X X X X X

Farming, orchards, crops, other agriculture

P P P P P

storage (compatible with agriculture), mulching operations/storage

C C C C C

sale of produce P P P P P

sale of firewood/mulching 2 X X X X X

KEY: P - Permitted use C - Permitted subject to the approval of a conditional use permit application as approved for in Chapter 16.08 HMCX - Not permitted

1. Concrete and rock crushing will be allowed during construction with a construction permit. 2. Allowed with a tree removal permit.

10-22


August 2015

10.6 commercIal standards10.6.1 general

This section sets forth the regulations for development of the Neighborhood Commercial within the Harmony Specific Plan. These standards also apply to the planning areas designated with a Neighborhood Commercial overlay.

taBle 10.5 neigHBORHOOd COMMeRCial deVelOPMent standaRds

Minimum development parcel area n/a

Maximum development floor area ratio

0.25

Minimum Building setbacks 1, 2

From major arterial right-of-way 10’

From collector street right-of-way 0’

From interior property lines

0’ if adjacent to parking or commercial uses, 25’ if adjacent to residential or institutional use

surface Parking areas and drive aisle setbacks

From arterial right-of-way 20’

From collector right-of-way 20’

From private streets and drive aisles to buildings

5’ from front of building2’ from rear of building

Minimum landscape Coverage 3

Minimum landscape coverage 15%

Maximum Building Height 4

Main structure 35’

architectural projections and focal elements, such as towers, cupolas, and other appurtenances

50’

Porte-cochère 1 story

Parking

standards1 space per 250 building sf

1. All setback areas shall be landscaped.2. All setbacks are measured to habitable area, not architectural

appurtenance or projection. For commercial uses, an architectural projection is defined as an element 3’ or more that articulates the building elevation such as eaves, window and door pop-out surrounds, bay windows, pot shelves, chimneys, enhanced window sills, shutter details, window trim, balconies, and other similar elements. Such elements may project a maximum of 3 feet into setback areas.

3. Includes all landscaped areas, including parking areas. 4. Approval of building heights 3 stories or more than 32-feet

(measured from the ground to the eaves) or with a needed fire flow greater than 3,500 gallons per minute are contingent upon the City’s ability to adequately serve the property with aerial fire fighting and rescue apparatus.

10-23


August 2015

taBle 10.6 neigHBORHOOd COMMeRCial PeRMitted and COnditiOnal uses

Medical

animal hospital/veterinarian C

ambulance service sR

urgent care facility sR

Medical Office/Family Clinic

Pharmacies and drug stores without drive thru facilities sR

Pharmacies and drug stores with drive thru facilities C

Medical office sR

Medical, dental, and related health services for humans, including laboratories, clinics, and the sale of articles clearly incidental to the services provided

sR

Public Facilities

government offices sR

library sR

Fire station sR

Police storefront/substation sR

Public utility offices sR

Religious

Religious institutions C

educational

Vocational/trade schools sR

alcohol

alcoholic beverage sales, service, and consumption on premises

C

liquor sales for off-premises consumption C

10.6.2 Permitted and Conditionally Permitted uses

Permitted and Conditionally Permitted commercial uses within the Harmony Specific Plan area are listed in Table 10.6.

automobile Related uses

automotive parts and accessories stores (retail sales only) sR

automobile services (tune-up, emission tests, batteries, brakes, tires, minor repair, etc.

C

gas stations (with or without full/self-service car washes) sR

tire stores C

Car wash (only if ancillary to a gas station) sR

Communications

telecommunications towers (in accordance with City’s Wireless telecommunications Ordinance)

C

day Care Facilities

Commercial day care C

eating and drinking Places and Food services

Catering establishments sR

Restaurants (sit down/full service) sR

Banquet facilities C

Bar/cocktail lounge C

Fast food sR

Fast food with drive thru C

ice cream parlors sR

entertainment and Recreation

auditoriums and other public assembly facilities C

dance studio (instructional) C

Billiard parlor/pool hall C

Bowling alley C

live entertainment (excluding adult entertainment) C

night clubs C

skating rink (indoors and outdoors) C

Movie theater C

Video/electronic game arcades C

Health club/gymnasium - less than 4,000 square feet sR

Health club/gymnasium - more than 4,000 square feet C

10-24


August 2015

Offices

administrative, professional, and other offices sR

Retail

antique stores sR

art galleries and art supply store sR

Beauty supply store sR

Bookstores sR

Hardware store sR

Camera and photographic supply store sR

Cigar and other tobacco products store sR

Clothing and accessory store sR

Computer and home electronics stores sR

Florist sR

Furniture stores sR

general convenience merchandise stores sR

department store sR

discount variety store sR

Hobby, toy and game store sR

kiosks (if part of a shopping center) C

Home appliance store sR

Jewelry store sR

luggage and leather goods sR

Music and video stores sR

Office supply, stationary, and gift stores sR

Pet supply store sR

shoe store sR

sporting goods store sR

Food and Beverage stores

Bakery sR

delicatessen sR

Convenience market sR

grocery store/supermarket sR

specialty food stores sR

Farmers market (weekly recurring) C

Hospitality

Hotels and motels sR

Bed and breakfasts sR

Business services

advertising agency sR

Photocopying and duplicating services sR

Photography studio sR

Financial services

Banks, credit unions, and other depository institutions sR

Banks, credit unions, and other depository institutions with drive thru

C

Other financial services sR

Personal services

Barber shop and beauty/nail salon sR

dry cleaners sR

Funeral parlor, mortuary X

laundry - commercial sR

laundry - self service sR

Pet grooming - commercial sR

tailor/dressmaker sR

travel agency sR

10-25


August 2015

Repair services

Computer, home electronics, and small home appliances (when ancillary to another use)

sR

Jewelry and watches/clocks sR

lawnmower and garden equipment (no outside storage or repair)

sR

locksmith/key shop sR

shoe repair sR

accessory uses

accessory structures and uses located on the same site as a permitted use subject to issuance of a department review permit

sR

accessory structures and uses located on the site as a conditional use

C

temporary uses

temporary uses as prescribed in HMC 16.08.120 are permitted subject to issuance of a temporary use permit

sR

KEY: 1. SR - Permitted subject to the approval of a staff review permit

application as provided for in the City of Highland Land Use and Development Code.

2. C - Permitted subject to the approval of a conditional use permit application as approved for in the City of Highland Land Use and Development Code

3. X - Not permitted

10.6.3 temporary uses

Temporary uses are permitted subject to approval of a temporary use permit in accordance with the 16.08.130 zoning code provisions for temporary uses. Temporary uses include but are not limited to:

1. Carnivals

2. Circuses

3. Seasonal Christmas tree/pumpkin lots

4. Parking lot sales

5. Sidewalk sales

6. Street fairs and crafts shows

7. Temporary structures and tents

10.6.4 uses not specifically listed

Commercial uses not specifically listed as permitted or conditionally permitted but deemed by the Planning Director of The City of Highland to be similar to a listed permitted or conditionally permitted use may be allowed subject to a use determination made by the Planning Commission.

10-26


August 2015

10.7 oPen sPace standards

Permitted and Conditionally Permitted open space uses within the Harmony Specific Plan area are listed in Table 10.7.

taBle 10.7 OPen sPaCe and PaRk PeRMitted and COnditiOnal uses

OPen sPaCe (natuRal)

PuBliC PaRkag OVeRlaY

(Pa 66)PRiVate PaRk

agricultural uses, including all types of agriculture, horticulture, and raising of animals in accordance with the provisions of HMC 16.44.040, and the sale of products on the premises

sR X P P

apiaries in accord with the provisions of HMC 16.44.040 sR X P X

Campgrounds C C X C

Communication and telecommunication facilities C C C X

Community buildings X P P P

Community garden X C P P

Craft stores X X sR X

equestrian centers or stables C C X C

Farmers market (weekly recurring) X X C C

Fire and police stations sR sR X X

Forest maintenance facilities and ranger stations sR sR X X

golf courses, golf driving ranges, swim clubs, zoos, tennis clubs, polo clubs, and other recreational and/or commercial-recreational uses that the planning commission may determine similar in nature

X C C C

Historical landmarks P P P X

lighted athletic fields C C C C

nonlighted athletic fields P P P P

Public buildings and grounds, including museum, nature center

C C C C

Public parks/private parks P P P P

Restaurants (sit down/full-service) X X sR X

Riding and hiking trails P P P P

solar energy installations C C C C

specialty food stores/stands X X sR X

Wildlife preserve sanctuaries P P P X

keY: P - Permitted useSR - Permitted use subject to the approval of a staff review permit application as provided for in Title 16 Land Use and

Development of the Highland Municipal Code. C - Permitted subject to the approval of a conditional use permit application as approved for in Title 16 Land Use and

Development of the Highland Municipal Code. X - Not permitted

iMPleMentatiOnChapter 11

11-1

Implementation - Chapter 11

August 2015

11.1 overvIeWThe adoption of the Harmony Specific Plan by the City of Highland follows the certification by the City of Highland of the Harmony Specific Plan EIR and adoption by the City of Highland of certain General Plan Amendments as described in the Specific Plan. The City of Highland’s adoption of the Specific Plan by ordinance changes the zoning district for the Specific Plan area from Planned Development to Harmony Specific Plan. Following the adoption of the Specific Plan, the Specific Plan area will be developed in phases over a multi-year time frame. The Specific Plan serves as the implementation tool for the City of Highland General Plan, as amended, and establishes the zoning for the Specific Plan area. Following adoption of the Specific Plan, development within the Specific Plan area will proceed pursuant to approval by the City of Highland of applications for Design Review and Subdivision Maps.

11.2 InterPretatIonunless otherwise provided herein, any ambiguity concerning the content or application of the Harmony Specific Plan shall be resolved by the City of Highland Community Development Director, in a manner consistent with the goals, policies, purpose, and intent established in this Specific Plan. The Community Development Director may refer the item to Planning Commission for further review.

11.3 severabIlItyIf any portion of these regulations is declared to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining portions thereof. The legislative body hereby declares that they would have enacted these regulations, and each portion thereof, irrespective of the fact that any one or more portions be declared invalid or ineffective.

11.4 sPecIFIc Plan as ZonIngThis Specific Plan will be adopted by Ordinance by the Planning Commission/City Council of the City of Highland pursuant to the requirements of Title 16 land use and Development of the Highland Municipal Code (Highland Municipal Code). Approval of the Harmony Specific Plan by Ordinance establishes the zoning for the Specific Plan area. Approval of the Harmony Specific Plan includes the approval of a “Community Plan,” contained within the Specific Plan as Exhibit 4-1, which constitutes the zoning map for the Specific Plan area. The Community Plan establishes areas for residential, open space and parks, commercial, commercial overlay, educational, roads, and public facilities areas as well as the density or intensity of land use within each Planning Area. A maximum number of 3,632 residential dwelling units and 234,135 square feet of neighborhood commercial square footage is allowed under the Specific Plan. The Specific Plan contains plans for the provision of water, sewer, storm drainage, roads, as well as sites for a school and fire station to serve the development. Development regulations and design guidelines govern development of land uses within the Specific Plan area.

11.5 develoPment agreementA Development Agreement approved by the City of Highland establishes, among other things, provisions for the phasing of development and the methods of financing of construction, operation, and maintenance of public facilities, infrastructure improvements, and services for the Specific Plan area. The Development Agreement also establishes the plan for project compliance with local requirements for parkland either through parkland dedication and/or payment of in lieu fees. A Development Agreement for Harmony will be adopted concurrently with the Specific Plan under separate ordinance and will be attached as an appendix under separate cover.

11.6 ImPlementatIon oF develoPment regulatIons

Adoption of the Harmony Specific Plan by the City of Highland includes adoption of the development regulations described in Chapter 10, Development Regulations. The requirements of the Specific Plan shall take precedence over Title 16 land use and Development of the Highland Municipal Code (Highland Municipal Code). In instances where the Specific Plan is silent, Title 16 Land Use and Development of the Highland Municipal Code shall prevail.

“You can never plan for the future by the past.”

—Edmund Burke, philosopher and statesman

11-2

Chapter 11 - Implementation

August 2015

11.7 ImPlementatIon oF desIgn guIdelInes

Adoption of the Harmony Specific Plan by the City of Highland includes adoption of the design guidelines contained in the Design Guidelines sections of the Specific Plan, which shall be the sole design criteria by which development projects within the Specific Plan area are reviewed and approved. The Design Guidelines are intended to be flexible in nature while establishing basic evaluation criteria for the review by the City of Highland during development processing. An Overall Specific Plan lighting Plan shall be reviewed by Staff and approved by the Planning Commission prior to the issuance of the first building permit in a planning area.

11.8 develoPment revIeW and aPProval Process

11.8.1 subdivision Maps

The subdivision map process for Harmony will involve an “A” level and “B” level map structure. Planned communities such as Harmony almost always involve preparation of an “A” level tentative tract map. The intent of this map is to establish the backbone infrastructure and mass grading to support the individual planning areas. The individual Planning Areas will require a “B” level map showing, for each planning area, internal lots street layout, and adjacent backbone road improvements. Additionally, the owner may choose to file a conveyance or financing map and receive tentative map approval and record a final conveyance map.

A “B” level TTM shows individual lots and detailed local streets within a planning area and adjacent backbone road improvements. Due to Harmony’s hillside terrain it is likely that planning areas designated for single family detached lots will require site planning showing street layouts and lot terracing. The “B” level TTM may be prepared by the developer or the builder. In the absence of a specific builder, the master developer may choose to prepare the site plan and TTM to accommodate a specific size of homesite.

11.8.2 design Review

1. Residential detached, attached, and multifamily development projects are subject to Design Review and approval by the City of Highland. Approval of Design Review constitutes approval of site plans, conceptual architecture, and landscaping for the project prior to issuance of any city permits.

2. All new commercial and other development projects are subject to Design Review prior to issuance of any city permits.

3. All future modifications to development sites shall be reviewed and approved by the City in accordance with Title 16 land use and Development of the Highland Municipal Code.

11.8.3 Conditional use Permits

All development projects subject to approval of a Conditional Use Permit (CUP) as specified in Chapter 10, “Development Regulations,” shall be processed for approval pursuant to the provisions contained within “Conditional use Permits,” of Title 16 land use and Development of the Highland Municipal Code. In accordance with the provisions of “Conditional use Permits,” an application for a CuP constitutes a discretionary application subject to approval by the City of Highland Planning Commission. Approval of a CuP application may also be accompanied by an application for approval of a subdivision map and Design Review. Approval of a CuP constitutes approval of project architecture, site plans, and landscape plans for development, when accompanied by a Design Review.

11.8.4 Variances

Variances to the development regulations contained in the Harmony Specific Plan with respect to site area dimensions, yards and projections into yards, heights of structures, distances between buildings, open space and off-street parking and loading can be considered pursuant to “Variances,” of the Highland Municipal Code.

11.9 model home comPlex PermIt

All model home complexes within the Specific Plan area are subject to approval of a model home complex permit as detailed in Title 16 land use and Development of the Highland Municipal Code, except in regards to the effective date, time, time lines, and extension, which is specified in Subsection 11.9.4 below. A model home complex may be approved concurrently with project Design Review (see Subsection 11.8.2).

11.9.1 intent

The intent of the model home complex permit is to safeguard the welfare of the community when a temporary real estate office is established in a residential Planning Area of the Specific Plan. Actions taken on applications subject to these provisions are considered ministerial and therefore are not subject to review pursuant to CeQA or to the City of Highland CeQA procedures.

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August 2015

11.9.2 application

The application for a model home complex permit shall be made on forms and in a format as determined by the Community Development Director.

11.9.3 approval and notice

The Planning Commission, shall be the approving body for a model home complex permit.

11.9.4 effective date, time, time limits, and extension

An application for a model home complex permit may be approved for a maximum time period of 36 months from the date of approval. At the end of the 36 month period, the permit may be extended one additional 36 month period. Prior to issuance of certificates of use and occupancy for residential use and occupancy of the model homes, the temporary improvements shall be removed and the site shall comply with the terms and requirements of the original discretionary approval for the residential project as a whole.

11.10 transFer oF resIdentIal dWellIng unIts

The Land Use Plan approved as part of the Specific Plan establishes the distribution and potential target density of residential dwelling units for each residential Planning Area as well as a total number of residential dwelling units permitted for development within the Specific Plan area. Adjustments to the number of residential dwelling units allocated to a Planning Area may occur at the time of final design of any portion of the Planning Area provided the total number of approved units are not being exceeded for the entire Specific Plan area. Revisions to Land Use Designations and densities may be approved only by the City Council.

11.11 adJustments to a PlannIng area

Adjustments to the boundary of a residential Planning Area are permitted in accordance with Section 10.3 of the Harmony Specific Plan.

11.12 mInor modIFIcatIons and sPecIFIc Plan amendments

11.12.1 Minor Modifications

The following constitute minor modifications to the Specific Plan, not requiring a Specific Plan Amendment. The Community Development Director or his/her designee shall have the discretion to refer any such request for modification to the Planning Commission for action.

1. Change in utility or public service provider.

2. Change in roadway alignment of any roadway illustrated on “Master Circulation Plan” as contained within the Specific Plan when the change results in a centerline shift of less than 150 feet.

3. Residential dwelling unit transfers or adjustment of a Planning Area boundary, consistent with the provisions of Sections 11.10 and 11.11 of the Specific Plan.

4. Minor deviations to adopted quantifiable development standards as contained in Chapter 10, Development Regulations, of the Specific Plan provided the deviation does not result in a change of more than 15% to an adopted quantifiable development standard.

5. Minor changes to landscape materials, wall materials, wall alignment, entry design, and streetscape design which are consistent with the conceptual design set forth in Chapter 9 of the Specific Plan.

6. Minor changes to the design guidelines contained in Chapters 7, 8, and 9 of the Specific Plan, which are intended to be flexible in their implementation.

7. The phasing plan may be revised from time to time without the need to amend the Harmony Specific Plan, subject to staff review for adequate infrastructure and service connections.

8. Other modifications of a similar nature to those listed above, which are deemed minor by the City of Highland, that are in keeping with the purpose and intent of the approved Specific Plan, and which are in conformance with the General Plan, as amended.

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August 2015

11.12.2 specific Plan amendments

Amendments to the Harmony Specific Plan may be requested by the applicant or by the City at any time pursuant to Section 65453(a) of the Government Code. Specific Plan Amendments shall be processed pursuant to the provisions of the Government Code for Specific Plan Amendments. In the event the proposed amendment requires supplemental environmental analysis pursuant to CEQA, the entity submitting the application for a Specific Plan shall be responsible for all costs associated with preparing the necessary CeQA documentation.

11.13 aPPealsAppeals from any determination of the Community Development Director or the Planning Commission may be made by any aggrieved party pursuant to the provisions of Title 16 land use and Development of the Highland Municipal Code.

11.14 ceQa11.14.1 Compliance with Mitigation

Monitoring Plan

Development within the Specific Plan area shall comply with all applicable mitigation measures, existing regulations, standard conditions of approval and incorporate design features as described in the Mitigation Monitoring Program included as part of the eIR.

11.14.2 exemption of Residential Projects from Ceqa

Residential development projects, including any subdivision, or any change of zoning, proposed to implement this Specific Plan and which are consistent with this Specific Plan, for which an EIR has been certified are exempt from the requirements of CeQA pursuant to Government Code Section 65457. However, this exemption does not apply if, after adoption of this specific plan, any of the conditions described in Public Resources Code Section 21166 occur, in which case a supplemental environmental impact report for the specific plan must be prepared and certified.

11.15 ProJect FInancIngThe financing of construction, operation, and maintenance of public improvements and facilities (the “facilities”), and public services for Harmony may include funding through a combination of financing mechanisms. Final determination as to the facilities to be financed will be made prior to recordation of final maps and/or included in the Development Agreement. Final determination as to maintenance responsibilities, whether publicly or privately maintained, will be made prior to approval of tentative map. The following financing options can be considered for implementation:

11.15.1 Facilities and services

1. Private capital investment for the construction of facilities.

2. Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district, to provide funding for the construction of a variety of public facilities and the provision of public services.

3. Assessment Districts established for the purpose of funding the construction of public facilities.

11.15.2 Operation and Maintenance

1. By individual private property owner.

2. By Home owners Association.

3. By landscape and lighting Maintenance District (llMD)

4. By Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district.

5. By Assessment Districts

6. By Street and Drainage Maintenance District

7. By east Valley Water District.

The City of Highland approval is a prerequisite for the implementation of any and all establishment of special district and assessment district financing mechanisms.

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August 2015

11.16 ProJect PhasIng The project phasing provides a conceptual framework to facilitate development of the Specific Plan Area while assuring the provision of infrastructure necessary to support the planned development. Development is assumed to occur in a number of phases over time. The phased development of the Specific Plan area will commence in a manner designed to address the following objectives:

1. orderly build-out of the community based upon market and economic conditions.

2. Implementation of financing mechanisms without creating a financial or administrative burden on the City of Highland.

3. Provision of adequate infrastructure and public facilities concurrent with development of each phase.

4. Protection of public health, safety and welfare.

The exact timing, location, and extent of individual phases is largely dependent on the private decisions of developers and landowners who are, in turn, influenced by market conditions. Phasing will also likely be influenced by relative capital costs associated with extending infrastructure and services to different phases are anticipated to generally occur in a west to east pattern. It is logical to assume that initial and subsequent phasing will key off of extensions of existing infrastructure located within or near the Specific Plan Area.

exhibit 11-1 presents a conceptual phasing plan for Harmony. ultimately, the City will determine the appropriate phasing of infrastructure to serve new development, through conditions of approval, and as set forth in the Development Agreement. The phasing plan may be revised from time to time without the need for a Specific Plan Amendment.

11.17 maIntenancePublic and private improvements constructed as part of development of the Specific Plan area shall be maintained through a combination of public and private entities as described below.

11.17.1 Public Maintenance

Public facilities are planned for public maintenance by either the City of Highland or by the east Valley Water District or other agency including but not limited to the following:

1. All travel areas of public local roadways and above within the Specific Plan area.

2. Public traffic signals and traffic control signs.

3. Public right of way improvements adjacent to the Specific Plan area completed as part of development within the Specific Plan area.

4. All privately constructed public on-site water facilities, sewer facilities, and drainage facilities within the Specific Plan area.

5. Street lighting within public rights of way of public streets.

6. Public multi-use trails.

7. Public bike paths within street right-of-way.

11.17.2 Homeowner association/Private Property Owner Maintenance

one or more homeowner associations may be established for the maintenance of private common area improvements within residential developments of the Specific Plan area. Private improvements to be maintained by the homeowner association(s) include but are not limited to:

1. Private streets, drives, and lanes.

2. Private traffic control signs.

3. Parkway and median landscaping within the rights of ways of all streets.

4. Private street landscaping and lighting.

5. The public park site(s) within the Specific Plan area shall be conveyed to the City of Highland and maintained by the Homeowner’s Association.

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August 2015

6. open space areas including graded slopes and existing slopes, fuel modification zones, multiuse trails, detention and water quality treatment facilities, and habitat and restoration areas.

7. Private parks and recreational facilities within residential areas.

8. Walkways, community and neighborhood entries and signage, paseos, the community center, and common areas within residential areas.

9. Community theme walls and fencing.

10. Private courts, parkways, and landscaping within the residential areas.

11. Common area facing wall surfaces, and internal slopes fronting streets along residential collector streets and interior residential streets.

12. Common area landscaping and lighting.

11.18 conFormIty revIeW Applications for a development entitlement submitted after approval by the City of Highland of the Specific Plan shall be reviewed by the City of Highland for conformity with the Harmony Specific Plan and for compliance with the California environmental Quality Act (CeQA), Public Resources Code Section 2100 et.seq. The determination of whether the requested subsequent development entitlement is consistent with the Specific Plan and whether the Specific Plan EIR considered the project specific effects of the proposed application will be made through the Subsequent Conformity Review process.

11.18.1 subsequent Conformity Review Process

In conjunction with the submittal of any application for approval of a subsequent development entitlement within the Specific Plan area, the applicant shall submit a completed “Subsequent Conformity Review Questionnaire” to enable the City of Highland to determine whether the proposed project is consistent with the Specific Plan and whether or not there are project specific effects that are particular to the proposed project or its site that were not considered in the Specific Plan EIR and whether an event as described in Section 15162 of the State CeQA Guidelines has occurred. The City of Highland may require the submittal of additional information to make such a determination, including but not limited to the following:

1. Preliminary Grading Plan,

2. Preliminary Geotechnical Report,

3. Preliminary Drainage Report,

4. Conceptual Water Management Plan,

5. Traffic Circulation Plan,

6. Traffic Study,

7. Tentative Subdivision Map,

8. Acoustical Analysis,

9. Hazards Study (Phase I environmental Site Assessments and Phase II limited soils investigation.),

10. Water Quality Related Studies

11. Mosquito Control Design Features,

12. utility Will Serve letters,

13. Water Supply Assessment Information (per SB 221),

14. Hazardous Materials usage Information,

15. Biological and Cultural Resources Studies,

16. Public Safety Assessment

In the event the proposed project is determined to have project specific effects that were not considered in the Specific Plan EIR and additional environmental review is required by the City of Highland, the cost of preparing the additional studies or information required by the City of Highland shall be borne by the project applicant.

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exhIbIt 11-1 concePtual PhasIng

PHASE I

PHASE II

PHASE III

PHASE IV

PHASE V

PHase i

Without nC Overlay

With nC Overlay

adjusted gross acreage

212.4

units 909 909

sq. Ft. 72,310 72,310

PHase ii

Without nC Overlay

With nC Overlay


142.5

units 949 810

sq. Ft. 70,785 212,355

PHase iii

Without nC Overlay

With nC Overlay


141.1

units 923 923

sq. Ft. - -

PHase iV

Without nC Overlay

With nC Overlay


80.3

units 284 278

sq. Ft. - 10,890

PHase V

Without nC Overlay

With nC Overlay


58.3

units 567 547

sq. Ft. - 10,890

tOtal

Without nC Overlay

With nC Overlay


634.6

units 3,632 3,467

sq. Ft. 143,095 306,445

RelatiOnsHiP tO tHe geneRal PlanChapter 12

12-1

Relationship to the General Plan - Chapter 12

August 2015

12.1 IntroductIon The Harmony Specific has a direct relationship to the City of Highland 2006 General Plan and provides site-specific, detailed descriptions of regulations, standards, and guidelines for implementing General Plan goals and policies. To achieve this, the Specific Plan must demonstrate that it is consistent with the General Plan. The California Government Code states that a “Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan, and further, that it may not be adopted or amended unless found to be consistent with the General Plan.”

Consistency with the General Plan is achieved when the various land uses within the Specific Plan are compatible with the goals, policies, and general pattern of land uses contained in the General Plan. Consistency is defined as follows: “An action, program, or project is consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan and not obstruct their attainment.” This statement from the Governor’s Office of Planning and Research (OPR) describes how a Specific Plan should be consistent with the General Plan.

A detailed discussion of the conformance of this Specific Plan with applicable goals and policies in the elements of the General Plan is contained in this Appendix.

12.2 land use element12.2.1 goals

goal 2.3 – Provide a variety of urban, suburban and rural housing opportunities that are adequate to meet the City’s share of regional housing needs.

goal 2.4 – Provide lands for retail and service commercial uses in sufficient quantity to meet the needs of Highland residents.

goal 2.6 – Maintain an organized pattern of land use that minimizes conflicts between adjacent land uses.

goal 2.15 – Create a one-of-a kind, high quality, master-planned estate community in the seven oaks area that incorporates substantial scenic, open space, recreation and trail amenities.

1. ensure trail connections to existing or planned local and regional open space and trail systems.

2. Provide extensive open space linkages within the site to connect to adjacent open space resources.

3. Continue to collaborate with the City of Redlands, the County of San Bernardino and adjacent property owners.

4. Ensure that sufficient access, including emergency access, is provided to support future development.

5. ensure that adequate public services and facilities keep pace with future development.

6. Provide appropriate habitat corridor linkages in collaboration with applicable habitat conservation planning.

7. Implement future development guidance of the Seven Oaks area by means of a specific plan or similar mechanism.

8. Require that hillside development minimize alteration of the natural landforms and natural vegetation, while maximizing viewshed protection.

9. limit grading to the amount necessary to provide stable areas for structural foundations, street rights-of-way, parking facilities and other intended uses.

10. Minimize import/export associated with grading.

11. Consider clustered development, especially in connection with such recreation amenities as a golf course, in future planning activities for the site.

12. Maintain the Greenspot Agricultural Preserve until such time future development is proposed or more detailed planning is initiated. In the event that proposed development would impact the Agricultural Preserve, the City shall evaluate the viability of incorporating the Preserve into the development, consistent with the City adopted Rules and Procedures for the Administration of Agricultural Preserves and Contracts.

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Chapter 12 - Relationship to the General Plan

August 2015

12.2.2 specific Plan Response:

The Harmony Specific Plan site is located in the City of Highland’s General Plan Seven oaks Dam Policy Area, which directs the area to be developed as a high quality, master-planned community. The Harmony Specific Plan provides the framework for the organized and comprehensive development of 1,657 acres of the 1,900-acre Policy Area. Providing a variety of housing, recreational, and open space opportunities, and supported by a neighborhood commercial site and key public facilities, Harmony is linked together by a thoughtful circulation system and extensive trail network. eight goals have been identified for the Harmony Specific Plan:

• Create a livable environment

• Develop a land use plan responding to the unique environmental conditions of the area

• Provide for a range of housing to meet the needs of a variety of economic segments

• Create traditional residential neighborhoods

• Meet residential needs for commercial, public facilities and other services

• Plan for a circulation system serving motorists, bicyclists, and pedestrians (referred to as “complete streets”)

• Create a strong community identity for Harmony

• Incorporate sustainable features into all aspects of the community

These goals, along with detailed objectives and policies, will direct the development of a cohesive community called Harmony.

The General Plan land use element assumes a minimum density of 1 dwelling unit per 5 acres for the entire Seven oaks Dam Policy Area. The land use element will be amended to reflect the development potential in the Harmony Specific Plan, which includes up to 3,632 homes, 225,423 square feet of neighborhood commercial space, 834 acres of recreation and open space, and 160acres of public community facilities.

The Specific Plan is consistent with and implements Goals 2.3, 2.4, 2.6 and 2.15, which call for a variety of housing, supported by services, in a well-planned environment. The Specific Plan accommodates 3,632 residential units on 658 acres within 49 distinct residential planning areas. Residential neighborhoods are sited to maximize open space and to preserve sensitive habitat areas, ridges, and

canyons. Harmony incorporates a variety of housing types into its land use plan in order to address lifestyle considerations of singles, families, and empty nesters. The diversity of allowed densities, from 1 unit per acre up to 30 units per acre, facilitates the development of an assortment of residential product types, including estates, traditional single-family detached homes, clustered single-family detached homes, single-family attached condominiums, townhomes, and multifamily homes. This variation from the original vision for an estate-only community reflects current and projected needs for a greater variety of housing opportunities and can help the City of Highland meet state housing requirements.

Harmony designates a 5.7-acre site in the community’s northwest area for neighborhood commercial uses; this site allows up to 62,073 square feet of neighborhood commercial building space and will provide neighborhood serving retail goods and services to Harmony and the surrounding community. An additional one acre of the Community Greenway (PA 66) has been designated with an Agriculture overlay; this unique area is envisioned to provide space for local farmers to grow and sell their produce. An additional 15.9 acres of neighborhood commercial are allowed in residential areas designated with a Neighborhood Commercial overlay, allowing for a additional 163,350 square feet of neighborhood commercial building space.

As envisioned in the General Plan, the Specific Plan includes recreational facilities and open space amenities to support the planned development. Harmony’s recreation and open space uses include 110 acres of parkland, 4.3 acres of private recreation space, 112 acres for a community greenway, 535 acres of natural open space, and 72 acres of manufactured slopes. Parks will be improved as active and passive recreational areas; active parks could include soccer fields and baseball fields as well as open play areas, basketball courts, picnic tables, and informal gathering areas, while passive parks will be designed for activities such as walking, hiking, and quiet reflection and contemplation. A system of hiking trails and walking paths will connect Harmony’s neighborhoods to each other and to nearby areas of scenic beauty.

In addition to an array of recreational facilities, the project site will accommodate several key community facilities. An 8.3-acre site has been designated for the development of an elementary school, and 20 acres are planned for various other important public facilities, including a 1.5-acre fire station.

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August 2015

Harmony’s circulation system has been carefully planned to address both on- and off-site circulation requirements. The layout of the backbone circulation system provides direct, safe, and convenient access to and within the community. emergency access will be maintained at all times. The circulation plan also reinforces the goal of creating a pedestrian-friendly environment by providing a comprehensive system of sidewalks and multipurpose trails.

A conceptual grading plan for Harmony has been developed to ensure that the site balances as development is phased over time. The final grading plans take into account four major considerations: 1) the site generally slopes upward from the west to the east starting at 7% to 10% until reaching a hinge point where the slope rapidly steepens, 2) grading for development is focused in the flatter terrain, 3) steeper terrain is preserved as natural open space and 4) critical sensitive environmental habitat is protected. Following these provisions will allow grading plans to be developed that minimize alteration of the landform.

Design guidelines and development standards within this Specific Plan address aesthetic integration of uses within the site and with surrounding areas. The focus is to provide architectural, landscape, streetscape, and site design enhancements to ensure quality development and while recognizing the area’s unique history and natural resources. Detailed development standards, design guidelines, and use restrictions ensure high quality buildings, public areas, and community facilities for Harmony’s residents and visitors to enjoy.

The Seven oaks Area contains a policy of coordination with adjacent agencies and property owners as development is planned. The Specific Plan preparation and adoption process includes public noticing, neighborhood meetings, and public hearings, bringing the vision to the public and inviting impacted agencies to comment. Adjacent property owners, adjacent cities, and the County of San Bernardino were all formally invited to participate in the review of this Specific Plan and the associated environmental impact report.

12.3 cIrculatIon element12.3.1 goals

goal 3.1 – Provide a comprehensive transportation system that facilitates current and long-term circulation in and through the City.

goal 3.3 – Preserve and enhance uniquely scenic or special visual resource areas along appropriate routes for the enjoyment of all travelers.

goal 3.4 – Provide a safe circulation system.

goal 3.7 – Protect and encourage bicycle travel.

12.3.2 specific Plan Response:

Development within Harmony will be served by a network of major highways, secondary highways, and collector roads, all of which have been modified from the typical sections provided in the City of Highland’s General Plan. Street typologies and development standards are provided in the circulation plan. Roadways in Harmony have been designed as green streets where possible, where curbs and gutters have been replaced by swales to handle water runoff. The General Plan Circulation element Roadway Network Map will be amended to show the final alignment of Greenspot Road through the project.

One of the goals of the Specific Plan is to have a circulation system serving motorists, bicyclists, and pedestrians. The circulation plan for Harmony provides a comprehensive network for bicyclists, pedestrians, as well as motorists. Side paths connecting residential neighborhoods with parks and community facilities are planned within the public rights-of-way of roadways within the Specific Plan area. An off-street multi-use trail connects residential areas to open space areas within the community and to outside regional trails and natural amenities. Certain trails are designed to take advantage of scenic vistas such as Mill Creek and the impressive slopes of the San Bernardino National Forest.

The circulation plan was carefully designed to ensure safety for all modes of transportation in the Specific Plan area. The network of sidewalks and multi-use trails planned for Harmony create a pedestrian- and bicycle-friendly circulation system that encourages walking and biking while providing for the safe and efficient movement of automobiles through the community.

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August 2015

12.4 PublIc servIces and FacIlItIes element

12.4.1 goals

goal 4.1 – Coordinate and balance the provision of public services with development activity to eliminate service gaps, maximize the use of public facilities, provide efficient and economical public services, achieve the equitable and legally defensible sharing of costs of such services and facilities, and maintain adequate service systems capable of meeting the needs of Highland residents.

goal 4.4 – Maintain an effective drainage system that protects people and property from overflows and flood disasters.

Goal 4.8 – Ensure the provision of adequate staffing, equipment and facilities to support effective fire protection and emergency medical services that keep pace with growth.

goal 4.9 – Maintain cooperative school and public facility planning to ensure the provision of adequate school facilities and quality educational programs in a manner consistent with other City goals and policies on facility location, use, timing, funding, recreational and social joint use programs.

12.4.2 specific Plan Response

A specific plan is a tool for ensuring the coordinated development of a site so it has appropriate and timely public services, community facilities, and infrastructure. The Harmony Specific Plan calls for the creation of services and facilities to meet many needs of future residents. one of the goals of the Specific Plan is to meet residential needs for commercial, public facilities, and other services.

A site for a fire station is proposed on 1.5-acres to meet emergency response and fire suppression demand in Harmony and the surrounding area. It has been strategically located to serve the entire community as well as provide emerging back-up service to nearby rural areas. An 8.3-acre site adjacent to a 5-acre park is planned for a public elementary school. The park is proposed to be joint-use so that students and community at large will benefit. The Specific Plan directs the developer to collaborate with the school district in the planning of school facilities. In addition to this traditional educational facility, the Specific Plan also calls for nature and agricultural education through a series of interpretive signs along the trail network and at the Santa Ana River woolly star set aside area. Additional public facilities, such as water storage, are identified in exhibit 4-1, “Community Plan.”

Infrastructure improvements are proposed to adequately serve the types and amount of development described in the Specific Plan. The stormwater management system generally consists of inlets, outlets, underground conduits, and soft-bottom channels to collect, convey, and deliver storm flows in accordance with City of Highland requirements to prevent flooding. The Specific Plan includes requirements for drainage plan approval, including a detailed Runoff Management Plan, and compliance with the latest County of San Bernardino MS4 permit.

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August 2015

12.5 conservatIon and oPen sPace

12.5.1 goals

goal 5.1 – Preserve, maintain and create views and vistas throughout the community to enhance the visual experience of Highland.

goal 5.2 – Achieve an orderly transition from agricultural uses to low-density residential/equestrian uses.

goal 5.5 – Continue to reduce urban runoff.

goal 5.7 – Maintain, protect and preserve biologically significant habitats, including riparian areas, woodlands and other areas of natural significance.

goal 5.10 – Maintain a high-quality system of parks that meet the needs of all segments of the community.

goal 5.11 – Provide excellent opportunities and facilities for hiking, equestrian and bicycle use through the Multi-use trail Master Plan.


Highland’s location in the foothills of the San Bernardino Mountains offers residents spectacular views each day. Views of the mountains and other scenic open spaces are assets to the City of Highland and the Harmony community and, as such, should be protected. Neighborhood design principles include promoting and framing the natural vistas that the community has to offer. The neighborhood planning design guidelines call for careful building placement and street orientation to protect views and visual quality. The guidelines also state that where feasible, plotting and building placement shall consider views of the mountains, as well as creating vistas to Mill Creek and adjacent valleys. The landscape design guidelines include a section dedicated to views (9.9, View Preservation and enhancement). landscape planning for the community shall consider views into Harmony from surrounding areas, including the city below and the mountains above; internal views within the community; and views from the community into surrounding areas. The landscape guidelines provide several strategies to enhance view corridors through strategic plantings.

The transition from agricultural use to residential is managed by the provisions of the Harmony Specific Plan to ensure that development is orderly; adequately served by

services, facilities, and infrastructure; and respects critical areas of natural resources. The Specific Plan was designed with sustainable principles in mind to reduce potential impacts. One of the goals of the Harmony Specific Plan is to incorporate sustainable features into all aspects of the community.

The project is also consistent with the City’s goals for mitigating urban runoff. Harmony generally receives stormwater runoff from the foothills lying to the north and northeast. A conceptual drainage master plan has been prepared by RBF Consulting. exhibit 5-6, “Drainage Master Plan,” illustrates the drainage system planned to serve Harmony.

The Santa Ana River woolly star is the only federally and state listed plant species observed during biological resources monitoring of the Specific Plan area in April and June of 2011. other sensitive species were observed in generally concentrated areas. The developable areas were generally sited to avoid sensitive habitat areas. However, several disturbed areas, primarily small wetlands, are planned to be replaced and maintained as mitigation onsite.

Parks within Harmony are planned to provide a range of activities and passive spaces to meet the needs of a diverse community. Approximately 834 acres of Harmony are reserved for parks, recreation, and open space combined. This represents over 50 percent of the entire community. Parkland alone includes 111 acres for both active and passive recreation. Active park amenities could include sports fields, ball courts, informal playing fields, playgrounds, tot lots, picnic and barbecue areas, a dog park, and restrooms and parking. Passive parks will focus on providing spaces for relaxing, walking, and appreciating scenic beauty. Children, adults, and seniors alike will have a great selection of recreation amenities to choose from.

Harmony’s trail network will provide additional recreational opportunities for bicyclists, hikers, and equestrians. Various types of trails offer a wide range of experiences, from hiking/trekking equestrian trails trails in the natural areas to paved multi-use trails in urban areas. The Specific Plan states that trails in Harmony will connect to existing and planned trail systems where possible.

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August 2015

12.6 PublIc health and saFety element

12.6.1 goals

goal 6.1 – Minimize the risk to public health and safety and disruption to social, economic, and environmental welfare resulting from seismic and geologic activities.

goal 6.3 – Reduce the risk to life and minimize physical injury, property damage, and public health hazards from the effects of a 100-year storm or 500-year storm and associated flooding.

goal 6.5 – Protect life and property from wildland–urban interface fires.


One of the goals of the Harmony Specific Plan is to develop a land use plan responding to the unique environmental conditions of the area. Geologic site constraints and fire hazards were considered during the land use planning process. The project is subject to the California environmental Quality Act (CeQA), and therefore the accompanying environmental Impact Report (eIR) identifies mitigation measures to address potentially significant impacts related to a host of environmental issues, including biological and seismic activities. Furthermore, several self-mitigating features are built into the Specific Plan for dealing with potential geologic issues. The conceptual grading plan for Harmony focuses on building on flatter terrain, preserving the steeper slopes for natural open space or agriculture. The Specific Plan requires a detailed geotechnical study to be performed prior to initial grading activities to analyze onsite soil conditions and slope stability.

Harmony is located on the wildland–urban interface, an area with unique fire protection needs. Fuel modification zones—landscape areas that reduce the threat of fire through vegetation and maintenance—are required in Harmony and are called Fire Protection Zones. The Specific Plan requires a 200-foot Fire Protection Zone on the northwest, north, northeast, and east perimeter exposures, as well as any slopes with a grade of 10 percent or more, and a 150-foot zone on the west, southwest, south, and southeast perimeter exposures and any slopes in those areas with a grade of 10 percent or more. The first 100 feet of a fuel modification area must be irrigated, and plantings must be selected from the master plant palette fuel modification list.

A Fire Protection Plan was prepared for Harmony and is on file at the City of Highland. The final fire mitigation measures will be confirmed with the City of Highland during the filing of tentative tract maps for development parcels. Development within Harmony will include an appropriate number of access points to each village to serve emergency personnel. Projects within each planning area are required to obtain approval from the City of Highland Fire Department.

The response to the goals of the Public Services and Facilities element outlines the comprehensive plan for ensuring proper flood mitigation throughout Harmony. Additional information about drainage and runoff planning is provided in the response to the goals of the Conservation and open Space element.

12.7 noIse element12.7.1 goals

goal 7.1 – Protect sensitive land uses and the citizens of Highland from annoying and excessive noise through diligent planning and regulation.

goal 7.3 – Protect residents from the effects of “spill over” or nuisance noise.


Performance standards for noise, vibration, light and glare, odors, and electromagnetic interference shall comply with the regulations of the City of Highland. Additional performance standards may be included in the project’s covenants, conditions and restrictions. Construction and maintenance activities shall be limited to the times and noise levels allowed by the City of Highland.

Development within Harmony will include several features to reduce potential noise pollution. Buffer areas are proposed to physically separate land uses from one another and to shield noise, light, and other possible nuisances. In residential areas walls may exceed 6 feet in height for noise attenuation purposes, subject to an approved acoustical study.

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August 2015

12.8 housIng element12.8.1 goals

goal 8.2 – Facilitate the development of housing suitable for the diverse needs of current and future Highland residents.

goal 8.3 – identify land uses and available land resources available to provide a variety of housing types.


The City of Highland 2006–2014 Housing element does not rely upon the Harmony site to meet its lower or moderate income housing production goals. Rather, the Seven oaks Dam Policy Area of which Harmony is a part is only referred to as a future land resource for housing. The site is currently zoned Planned Development, a designation that requires development to occur through a master planning process such as a specific plan. The Housing Element, adopted in 2011, acknowledges that the Planned Development designation allows for greater development potential than the low density buildout assumption provided in the General Plan Land Use Element. The Harmony Specific Plan requires a General Plan Amendment to reflect the new development potential and assumed density. Two goals of the Harmony Specific Plan directly relate to housing: to provide a range of housing to meet the needs of a variety of economic segments and to create traditional residential neighborhoods.

The Harmony Specific Plan provides the foundation for several high quality residential neighborhoods that could appeal to many different households, including seniors, families, and singles. The land use plan features the following types of homes: 81 estate Residential, 1,630 low Density Residential, 1,188 Medium Density Residential, 518 Medium High Density Residential, and 215 High Density Residential. The High Density designation is a minimum of 20.1 du/ac and allows up to 30 du/ac. A total of 3,632 new homes are proposed. Although the majority of the project is single-family, there is a range of product types that gives Harmony the potential to serve numerous segments of the Highland community. State law assumes that higher density housing, provided by right on sites that can accommodate at least 16 units, has the potential to be affordable to lower and moderate income households at the market rate (without financial assistance from the City or other public agency). Single-family attached and multifamily homes in Harmony could contribute to the City’s efforts to identify adequate sites to meet the Regional Housing Needs Assessment in the next housing element, which has to be adopted and certified by october 2013, per state requirements.

12.9 economIc develoPment element

12.9.1 goals

Goal 9.1 – Maintain a balance of land uses that generates consistent and sufficient revenue for public services now and in the future.


One of the goals of the Harmony Specific Plan is to meet residential needs for commercial retail, community facilities, and public services. This includes providing appropriate growth and comprehensive planning of Neighborhood Commercial land uses accompanied by adequate infrastructure to serve Harmony residents. The Specific Plan includes a 5.7-acre retail and service village. Approximately 62,073 square feet of commercial space can be developed there, and an addition 8,712 square feet can be developed as part of the Agriculture overlay in PA 66. Additional opportunities for commercial development are provided through the application of a Neighborhood Commercial overlay on an additional 15.9 acres of residential uses (with the potential for 163,350 more square feet of commercial space). The Harmony Specific Plan is an implementation tool for a community that incorporates a balance of land uses and is adequately served by public facilities, community services, and an internal and external circulation system.

12-8


August 2015

12.10 communIty desIgn element

12.10.1 goals

goal 10.5 – encourage the development of attractive, vibrant and convenient commercial centers through careful application of design policies and development standards.

goal 10.10 – guide the development of a variety of attractive, engaging and convenient public spaces, including plazas, pedestrian areas and recreational open space.

goal 10.12 – encourage development that is energy efficient and environmentally sustainable.


A specific plan provides unique standards tailored to a specific site and a specific vision. One of the Harmony Specific Plan’s goals is to create a strong community identity. The Specific Plan establishes unique development standards and design guidelines to ensure the aesthetic quality and appropriate scale of future Neighborhood Commercial development. The standards and guidelines created for commercial development in Harmony are intended to facilitate architectural compatibility between a variety of buildings and tenants. The guidelines are comprehensive, covering building orientation, visible edges, mechanical and functional equipment, massing and articulation, building entries, pedestrian access, architectural detailing, material and color use, landscaping, signage, bus shelters, walls and fences, and lighting. These and other standards for Harmony will create an aesthetically pleasing community identity with a distinct “sense of place” and internal community connectivity. Neighborhood Commercial uses are planned to provide convenient access for residents, thus becoming hubs of neighborhood activity.

The Specific Plan proposes several opportunities for public gathering spaces, primarily oriented around recreation. A network of roads, pedestrian paths, and multi-use trails will connect commercial centers to residential neighborhoods, recreational facilities, and open spaces. Potential attractive, engaging, and convenient public spaces include shopping center plazas, enhanced entries, courtyards, picnic areas, or even a farmer’s market at the agriculture park (PA66). These types of spaces serve all segments of the population, from young to old, and create opportunities for social interaction. Public gathering spaces, whether in the Neighborhood Commercial area, residential neighborhoods, or at recreational facilities, foster a greater sense of community and therefore pride in living in Harmony and the City of Highland.

environmental stewardship is a guiding principle of design for Harmony, in commercial areas and all other land use designations. The innovative water conservation and recycling programs in the Specific Plan are at the forefront of a sustainable approach to protecting this critical natural resource. Sustainable project design features include developing and refurbishing wells; integrating a new water treatment, storage, and distribution system; using recycled (non-potable) water for irrigating planted areas; development practices consistent with the California Green Building Code; reducing dependency on the automobile through the construction of alternative modes of travel; and reducing the use of nonpervious materials as much as possible. These features reflect two of the Harmony Specific Plan goals, to develop a land use plan responding to the unique environmental conditions of the area and to incorporate sustainable features into all aspects of the community.

aRCHiteCtuRal stYle sHeetsappendix a

A-1

Architectural Style Sheets - Appendix A

August 2015

an IntroductIon to archItectural stylesThe Architectural Style Sheets provided in this section should be used in conjunction with the residential design guidelines in Section 7.0 to guide home design. The massing, character, and detailing of the architectural styles should be as genuine to the selected styles as possible. However, the style sheets should be used with flexibility to allow contemporary adaptations of traditional vernaculars. Architects and designers are encouraged to exercise creativity and individual expression in conceiving and interpreting architectural form.

Furthermore, architectural styles should be honest and appropriate for the building typology. Where feasible, the choice of architectural expression should be derived from the respective building typology (i.e. row towns, courtyard buildings, single family homes, etc.)

California in its essence has often been represented by a sense of possibility, an atmosphere realized by its unique confluence of people, lifestyles, and natural environments. This region is remarkable for its cultural diversity and climate, which in turn create numerous ways in which to live and flourish. Consistent with this theme has been the evolution of the region’s architecture, which encompasses virtually every style and construction technique and reinterprets them into a built fabric specifically attuned to locale while still retaining the character of its origin.

Southern California residential neighborhoods of the 1920’s and 1930’s captured this aesthetic particularly well, translating a vital mix of people and ideas into an architecture of variety and comfort. These communities can be said to have no inherent style, but instead are interpreted through a number of disciplines to form residences both singular and appropriate to the area. This method of architectural expression can be loosely referred to as “revival,” yet is perhaps more aptly described by its atmosphere, which is relaxed and casual. As a result, these areas manage to retain the romance of their stylistic roots yet remain relatively free of their basic cultural idioms.

examples of this vernacular can be found throughout the Southland, from central los Angeles to the foothills of Pasadena, and to farther outlying suburban reaches such as Claremont, Riverside, and Hollywood, which thrived during the early periods of the 20th century.

It is no coincidence then that we can find in these neighborhoods a true evocation of the Southern California aesthetic; one which represents creativity, diversity, imagination, and openness.

In an effort to meet the rising demand for purchasing single family homes, affordability by design is an important consideration for home builders in Harmony. Homes that feature simple structural forms such as building massing and roof forms will not only provide an aesthetically pleasing neighborhood but will also be economically feasible for the builder and buyer alike.

A-2

Appendix A - Architectural Style Sheets

August 2015

Front Porch with simple Railings

simple Posts

gable end detailing with Brackets

Front gabled Massing

cottageQuaint and charming, the American Cottage has become the ideal image for small-scale residential living. Designed to appear small in stature, these cottages often include a steeply pitched gable roof element at the entry porch.

goal

To craft a small, simple house that exudes charm while remaining true to the Cottage’s past and present role in American residential architecture.

eleMents MiniMuM standaRds enCOuRaged enHanCeMents

FORM ◦ Simple plan form with prominent entry

ROOF ◦ Front facing gable with intersecting gable ◦ 6:12 to 8:12 primary roof pitch ◦ 12” overhangs ◦ Architectural-grade composition, flat, or shake concrete

tiles

◦ Simplified cornice returns

Walls ◦ Stucco ◦ Siding accents

WindOWs ◦ Window trim surrounds proportionate to window size ◦ Louvered shutters

◦ Single-hung windows

details ◦ Gable end detailing ◦ Gable end detailing with decorative brackets

A-3


August 2015

craFtsmanThe Craftsman style was strongly influenced by the English Arts and Crafts movement. It is truly an American style which originated in Southern California, and spread across the country during the 1920’s and ‘30’s through pattern books and catalogues. Like the Bungalow, Craftsman architecture sought the elimination of superfluous ornamentation, creating beauty through the simplified lines and masses of the building itself.

goal

To emphasize a strong integration of the structure to the landscape through horizontal massing and the use of rustic materials and exposed roof and window details.

eleMents MiniMuM standaRdsenCOuRaged enHanCe-

Ments

FORM ◦ Simple boxed massing with vertical and horizontal breaks ◦ Front porch integral to plan form ◦ Varied plan shapes

ROOF ◦ Basic side-to-side gable with cross gables ◦ 4:12 to 5:12 roof pitch ◦ 16” to 24” overhangs ◦ Flat concrete tiles

◦ Varied shed or gabled porch roofs ◦ 16” to 36” overhangs ◦ Exposed rafter tails

Walls ◦ Horizontal siding accents on elevations with prominent public

visibility ◦ Stucco

◦ Stone base accents on walls and/or porch ◦ Stone and brick base accents ◦ Plain texture shingle siding, vertical, or

horizontal siding

WindOWs

◦ Windows with inserts on elevations with prominent and moderate public visibility

◦ Window trim surrounds with headers and sills proportionate to window size

◦ Windows used individually or grouped

◦ Ribbon windows, generally in groupings of three

details

◦ Outlookers at front gable ◦ Entry porches with heavy square columns or posts ◦ Shaped header trim at windows and doors ◦ Simple knee braces ◦ Lighting fixtures to complement style ◦ Entry door patterns should reflect architectural style of the

building

◦ Porches with heavy square columns or posts on stone piers

◦ Tapered or battered columns ◦ Layered trims at doors and windows ◦ Decorative ridge beams and purlins ◦ Triangulated knee braces

Overhangs OutlookersRibbon Windows

A-4


August 2015

FarmhouseThe American Farmhouse represents a practical and picturesque country house. Its beginnings are traced to Colonial styles from New england and later the Mid-west. As railroads expanded across America’s heartland, building materials became more readily available. In addition, technological advancements such as balloon framing made two-story house construction quicker and less expensive.

goal

To develop an architectural style that blends the New england and Midwestern Farmhouse derivatives, combining a dominant front facing gable feature with two-story massing, and incorporating a front porch designed with simple brackets, posts, and railing.


FORM ◦ Simple plan form massing ◦ Dormers ◦ Front porch integral to plan form

ROOF

◦ Steep front-facing gable at front elevation with moderate cross gable

◦ 5: 12 to 7:12 primary roof pitch ◦ 12’’ overhangs with open eaves ◦ Architectural grade composition or flat concrete tiles

◦ Main gable roof with one or two intersecting gable roofs

◦ Steeper secondary roof pitch ◦ 12’’ to 18’’ overhangs with open eaves

Walls ◦ Vertical or horizontal siding on elevations with

prominent public visibility ◦ Stucco

◦ Vertical or horizontal siding on elevations with moderate public visibility

◦ Shingle accent materials

WindOWs ◦ Windows with inserts on elevations with prominent

and moderate public visibility ◦ Window trim surrounds proportionate to window size

◦ Bay windows ◦ Built up header trim at front windows ◦ Single hung windows at front elevation ◦ Enhanced sills or shutters

details ◦ Simple door trim surrounds proportionate to door size ◦ Lighting fixtures to complement style ◦ Entry door patterns should reflect architectural style

of the building

◦ Porches with simple square wood-like posts and railings

◦ Shaped columns ◦ Layered header trims at front elevation ◦ Louvered vents

Square Posts

Dormer Windows

Shutters

Simple Railings

A-5


August 2015

ItalIanateThe Italianate style as interpreted and conceived by architects of the early 20th century adapted the grand formal elegance of the Italian Renaissance estate with a localized approach to detailing and scale. Composed primarily of stacked two-story forms, the front elevations of these homes display a distinct organization of windows and doors, with a centrally located, articulated entry. Key identifying features of this style include low-pitched hip roofs, decorative eave brackets, horizontal banding, round columns, and arched elements, particularly above rectangular windows. Awnings and wrought iron can also be used as architectural accents.

goal

To maintain the symmetry and simplicity of the Italianate style through the restrained use of decorative ornamentation

such as cornice details, sculpted sills, quoins, and capitals.


FORM ◦ Stacked two-story massing ◦ Front courtyard

ROOF ◦ Main hip roof ◦ Low, 4:12 to 5:12 primary roof pitch ◦ 12” to 16” overhangs with shaped stucco eaves ◦ ‘S’-shape concrete tiles

◦ Stucco cornice, closed eaves

Walls ◦ Stucco ◦ Concrete or concrete-like stacked quoins on

corners at the front elevation ◦ Horizontal banding

WindOWs ◦ Vertical windows with inserts on elevations with

prominent and moderate public visibility ◦ Feature windows with pre-cast or simulated pre-cast trim

◦ Panel shutters with hardware

details ◦ Entry door patterns to complement style ◦ Simple round or square stucco columns

◦ Arched recesses or curved windows above rectangular windows

◦ Shallow recessed windows (2”) ◦ Windows ganged together

Columns

stucco Cornice

stacked quoins

A-6


August 2015

medIterraneanThe use of recessed windows and doors, colorful stucco walls, and low-pitched, “S”-tiled roofs directly reflect this architectural style’s response to the warm sun of the Mediterranean climate.

goal

To create dynamic Mediterranean architecture through the use of style-appropriate design elements, blocky massing, and colorful stucco walls, while remaining complementary with the rest of the Mediterranean architectural style family.


FORM ◦ Simple massing ◦ Recessed front entry

ROOF ◦ Low-pitched hip and gable roofs ◦ 4:12 to 5:12 primary roof pitch ◦ 16” to 24” overhangs ◦ “S”-shape concrete tiles

◦ Simplified cornice

Walls ◦ Stucco ◦ Decorative tile surrounds

WindOWs ◦ Arched recessed windows ◦ Window trim proportionate to window size ◦ Wood or wood-like window headers

details ◦ Arched elements ◦ Horizontal banding

◦ Balconies with wrought iron railings ◦ Round columns with capitals

arched Balcony

decorative tilearched Windows

A-7


August 2015

montereyThe Monterey style emerged in the mid-nineteenth century when a Boston merchant, Thomas larkin, came to Monterey, California. The original style combined the two-story New england colonial house with an Adobe brick exterior. later, the Monterey style was merged with elements from the Spanish eclectic and Colonial Revival styles. Regardless of this evolution, the defining feature of the Monterey style remained the same: a prominent second-floor balcony.

goal

To successfully blend elements of Spanish Colonial materials and the New england massing by creating a unique architectural style that is easily identified by its rectilinear form, symmetrical massing, and substantial second-story balcony.


FORM ◦ Rectilinear plan form ◦ Symmetrical ◦ Front balcony integral to plan form (could be cantilevered

or with posts extending to the ground plane)

◦ Simple plan with one story break or gable ◦ Front-facing balcony over porch

ROOF ◦ 3.5:12 to 5:12 primary roof pitch ◦ 12” to 24” overhangs ◦ “S”-shape concrete or flat concrete tiles

◦ Main gable roof front to back with intersecting gable

◦ Shed roof break over balcony with 3:12 to 4:12 roof pitch

◦ Exposed rafter tails

Walls ◦ Stucco ◦ Brick or slump block accents at base ◦ Vertical siding accents on second story

WindOWs ◦ Windows with inserts on elevations with prominent and

moderate public visibility ◦ Window trim surrounds proportionate to window size

◦ Enhanced window and door trim ◦ Recessed accent windows ◦ Layered trim at doors and windows ◦ Shutters on primary windows

details ◦ Wood or wood-like balcony with square posts and simple

railing ◦ Entry door patterns should reflect architectural style of

the building

◦ Brackets ◦ Pedimented entry or simple entry located

under second story balcony ◦ Decorative wrought iron accents

Wide Balcony and Covered Porch

Pedimented EntryBoard and Batten Shutters

A-8


August 2015

ranchRepresenting one of California’s true vernacular styles, the Ranch style evolved from the large ranches developed by early Californians in the late nineteenth century when cattle raising was the principal occupation. In the mid-1930’s, Cliff May began adapting the ranch house design and layout to the contemporary family lifestyle. His designs maintained much of the character of the early “ranchos” but incorporated contemporary materials, thus initiating the acceptance of the style in today’s communities.

goal

To design a home with a low-lying profile and horizontal building form, and provide a strong relationship of indoor and outdoor living spaces through front porch design.


FORM ◦ Horizontal profile arranged linearly and relating to

outdoor spaces ◦ Some one story massing ◦ Roofed porte cochere integral with porch ◦ Front porch integral to plan form

ROOF ◦ Hip and gable roof forms ◦ 4:12 to 5:12 primary roof pitch ◦ 16” to 24” overhangs ◦ Flat concrete tiles

◦ Broken pitch over porch ◦ Roof dormers ◦ 24” to 36” overhangs ◦ Exposed rafter tails in select areas

Walls ◦ Vertical or horizontal siding accents on elevations with

prominent public visibility ◦ Stucco

◦ Siding, stone or masonry elements ◦ Shingle siding used as an accent treatment


moderate public visibility ◦ Window trim surrounds proportionate to window size

◦ Focal or picture window at front elevation ◦ Shutters on primary windows ◦ Enhanced sills

details ◦ Simple square posts and brackets ◦ Surface mounted fixtures to complement architectural style ◦ Entry door patterns should reflect architectural style of the

building

◦ Simple knee braces at porch and/or porte cochere

◦ Porches and verandas roofed or trellised with simple post and beam construction

Square Post with Simple BracketsPorchDeep Eaves

A-9


August 2015


FORM ◦ Boxy, simple massing ◦ One- and two-story stacked elements ◦ Recessed entry or covered porch

ROOF

◦ Hip or intersecting gable roof ◦ 3.5:12 to 5:12 primary roof pitch ◦ 0” to 12” overhang ◦ “S”-shape concrete tiles ◦ Minimal breaks in roof form

◦ Semi-tight rake at gable ends

Walls ◦ Stucco

WindOWs ◦ Vertical windows with inserts on elevations with

prominent and moderate public visibility ◦ Wood or wood-like window headers ◦ Focal window ◦ Accent shallow recessed windows (2”)

details ◦ Simple door trim ◦ Arches and arcades ◦ Decorative wrought iron accent details

◦ Decorative tiles ◦ Exposed wood or wood-like beams

santa barbaraWhite-washed stucco walls are inherent to the Santa Barbara style, which also features boxy, simple forms, low-pitched gable roof form, and the use of wood and tile as accent details.

goal

To distinguish the Santa Barbara style apart from other stucco-based styles in the California architectural family through the use of key design elements not found elsewhere.

Window Headersdecorative tile

Balconyarches and arcades

A-10


August 2015

Feature WindowShallow Recessed

WindowDecorative Wrought

Iron

sPanIsh colonIalBecause of the rich Spanish heritage of the early California settlers, along with the mild Mediterranean climate of the area, the Spanish Colonial style of architecture was very popular in Southern California during the early twentieth century. It is a style which uses decorative details borrowed from historic Spanish architecture. This architectural style lends itself well to the temperate California climate.

goal

To uphold the charm of the Spanish Colonial style through informal plan forms and simply detailed elevations, including an identifiable feature window on the front elevation, as well as the use of arches, and other historic Spanish vernacular elements.


FORM ◦ One- and two-story massing ◦ Two-story massing with one-story element

ROOF ◦ Simple hip or gable roof intersecting gable ◦ 3.5:12 to 5:12 primary roof pitch ◦ 0” to 12” overhang with tight rake on gable ends ◦ “S”-shape concrete tiles

◦ Shed roof over porch ◦ Shaped rafter tails at feature areas ◦ Barrel or Mission style concrete tiles

Walls ◦ Stucco


moderate public visibility ◦ Window trim surrounds proportionate to window size ◦ Shutters on primary windows

◦ Feature window on front elevation ◦ Shallow recessed window (2”) ◦ Single or grouped round top windows

details

◦ Pipe vents ◦ Arched column porches ◦ Simple door trim proportionate to door size ◦ Entry door patterns should reflect architectural style of the

building

◦ Wrought iron or wood-like balconies ◦ Decorative wrought iron accent details ◦ Decorative tile ◦ Stucco or decorative vents ◦ Front courtyards or enclosed patios ◦ Round or octagonal feature at corner entries ◦ Sculptured wing walls

HaRMOnY sPeCiFiC Plan deVelOPMent agReeMentappendix B